Unfortunately I am unable to travel far from Cwmcarn. I would like to know the logic why all Cwmcarn solicitors aren't included on all bank panels?

Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in banks and building societies removing less reputable firms from their panel of approved lawyers .

I own a freehold property in Cwmcarn but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Cwmcarn and has limited impact for conveyancing in Cwmcarn but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

It has been five months since my purchase conveyancing in Cwmcarn completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are first time buyers - had an offer accepted, yet the selling agent informed us that the seller will only issue a contract if we instruct their recommended solicitors as they need a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Cwmcarn

We suspect that the owner is not behind this demand. If they desire ‘a quick sale', turning down a motivated purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to instruct your preferred Cwmcarn conveyancing lawyers - not the ones that will give the estate agent a introducer fee or hit his conveyancing targets set by head office.

In relation to leasehold conveyancing in Cwmcarn what are the most frequent lease problems?

Leasehold conveyancing in Cwmcarn is not unique. All leases are drafted differently and drafting errors can result in certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations Clauses dealing with recovering service charges for expenditure on the building or common parts.

You could have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Leeds Building Society, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to withdraw.

I invested in buying a garden flat in Cwmcarn, conveyancing was carried out in 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Cwmcarn with over 90 years remaining are worth £179,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2080

With 57 years left to run we estimate the premium for your lease extension to span between £26,600 and £30,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.