Having sold my house in Hirwaun last March but our buyer keeps SMS messaging me to moan that her solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?

Following your disposal your lawyer is duty bound to deliver the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer must also evidence that the mortgage has been discharged to the buyers lawyers. There is unlikely to be post completion formalities specific conveyancing in Hirwaun.

I am assisting my niece sell her house in Hirwaun. Will the conveyancer order an energy assessment or should I organise this?

After the demise of HIPs, energy performance certificates became a required element of moving house. An energy assessment should be to hand prior to the property being marketed. It is not something that lawyers normally arrange. Where you are instructing a Hirwaun conveyancing practitioner they may be able to arrange EPC’s due to their contacts with reputable local accredited person

I am buying a victorian detached house in Hirwaun. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to ascertain if these works were previously refused?

Your conveyancer should review the registered title as conveyancing in Hirwaun will occasionally identify restrictions in the title deeds which restrict categories of alterations or need the permission of a 3rd party. Certain works need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.

I had an offer accepted on a property in Hirwaun on 1/9/2025, valuation was booked five days after, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Can the lender hold off the offer?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have a 4 bedroom Edwardian property in Hirwaun. Conveyancing lawyer acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hirwaun and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Hirwaun is where the house is located. Can you offer any guidance?

Flying freeholds in Hirwaun are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hirwaun you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hirwaun may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

What makes a Hirwaun lease unmortgageable?

Leasehold conveyancing in Hirwaun is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. A provision to repair to or maintain parts of the property

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, The Royal Bank of Scotland, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the purchaser to pull out.

I invested in buying a split level flat in Hirwaun, conveyancing was carried out January 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Hirwaun with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2095

You have 70 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.