AssumingI was to purchase a simple residential housein Clydach mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Clydach?

Any savings you would make would be isolated to the Clydach conveyancing searches. Your conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with the sellers solicitor, SDLT submission, register the ownership etc. You might save a bit for them not having to register a mortgage however it will not be meaningful.

In what way does my ID and proof of funds have anything to do with my conveyancing in Clydach? Is this really warranted?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identification documents of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Terms of Engagement that you are required to sign should reaffirm this. Your lender will also require certain documents to be viewed. Where you are unwilling to hand over ID verification documents, your lawyer will not be able to take you on as a client.

I have recentlydiscovered that Wolstenholmes have closed. They carried out my conveyancing in Clydach for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The quickest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clydach conveyancing specialists.

I'm buying a new build house in Clydach with a loan from National Westminster Bank. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not disclose to my lawyer about this side-deal as it will adversely affect my mortgage with National Westminster Bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I own a leasehold flat in Clydach. Conveyancing and The Royal Bank of Scotland mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Clydach who previously acted has now retired. What should I do?

The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Clydach conveyancing solicitor to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a garden flat in Clydach, conveyancing was carried out 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Clydach with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2074

With 50 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.