We are buying our first property. Our solicitor has messagedto see if we want to order extra conveyancing searches. We are really unsure what's relevant for conveyancing in Glynneath

The range of Glynneath conveyancing searches depends entirely on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What is important is that you properly comprehend what information each search could give you. You may then make a decision if you consider that you need that search. Should you be unsure, ask the lawyer to explain.

How does conveyancing in Glynneath differ for newly converted properties?

Most buyers of new build or newly converted property in Glynneath contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Glynneath typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Glynneath or who has acted in the same development.

My husband and I are a fortnight into a leasehold purchase having been directed to solicitors by the selling agent to perform conveyancing in Glynneath. We are not happy. Can you help me find new lawyers?

A solicitor would need to be very bad in order to consider replacing them. Has your loan offer been sent? In the event that it has you need to inform them of the new solicitor and have the loan are re-sent. Your solicitor ideally needs to be on the mortgage company panel to avoid escalating fees and frustration. So that should be your first question of the new solicitors. Our find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Glynneath

I am on look out for some leasehold conveyancing in Glynneath. Before I set the wheels in motion I would like to find out the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and most are in Glynneath - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a split level flat in Glynneath, conveyancing formalities finalised 10 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Glynneath with a long lease are worth £197,000. The ground rent is £55 per annum. The lease runs out on 21st October 2080

With just 56 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

Much to my surprise my conveyancing solicitor in Glynneath has requested from me proof of ID documents asserting that this is part of his legal duty as a conveyancer on the bank Conveyancing panel. Am I being spun a yarn?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Glynneath