My Hengoed solicitor has discovered a difference when comparing the assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor says that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

My business partner and I are planning to take over a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no charges for commercial conveyancing in Hengoed for below 1500k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Hengoed, including the sale and purchase of businesses as well as simply property. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right solicitor. Regarding the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or phone us so that we may supply you with a detailed commercial conveyancing quote.

We're new on the property ladder - agreed a price, yet the property agent has warned us that the seller will only move forward if we instruct the agent's preferred lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Hengoed

We suspect that the owner is unaware of this demand. Should the vendor require ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Hengoed conveyancing firm - rather thanthose that will give their negotiator at the agency a referral fee or hit his conveyancing figures demanded by HQ.

Last February I purchased a leasehold property in Hengoed. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a 1 bedroom flat in Hengoed, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Hengoed with an extended lease are worth £222,000. The ground rent is £50 yearly. The lease terminates on 21st October 2095

With just 71 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

Some months ago I was advised by my bank that their approved solicitors operate no sale no fee basis for conveyancing in Hengoed. I had a purchase fall through and now the lawyers have requested search fees! They say the fees are independent!

Hengoed conveyancing search costs are separate expenses not legal costs as these are paid to a third party.