In researching consumer advice sites for an online solicitor in Llanarmon Yn Ial, many comment that I must look for a CQS kitemarked solicitor. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes through the scheme protocol the standard includes many partnerships who execute conveyancing in Llanarmon Yn Ial.

The deeds to my house can not be found. The lawyers who did the conveyancing in Llanarmon Yn Ial 5 years ago have long since closed. What do I do?

As long as the title is registered the details of your ownership will be retained by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, locate your house and order up to date copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.

Due to the advice of my in-laws I had a survey completed on a house in Llanarmon Yn Ial in advance of appointing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some lenders may refuse to give a loan on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanarmon Yn Ial. Conveyancing may be slightly more expensive based on your lender's requirements.

As co-executor for the will of my grandmother I am selling a property in Neath but reside in Llanarmon Yn Ial. My conveyancer (approximately 250 miles from meneeds me to execute a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Llanarmon Yn Ial who can witness this legal document for me?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Llanarmon Yn Ial based

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Llanarmon Yn Ial. Conveyancing lawyers have are about to be instructed. Will they explain the issues?

The majority of houses in Llanarmon Yn Ial are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Llanarmon Yn Ial in which case you should be shopping around for a Llanarmon Yn Ial conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your lawyer will report to you on the legal implications.

Llanarmon Yn Ial Leasehold Conveyancing - Sample of Queries before buying

Many Llanarmon Yn Ial leasehold flats will incur a service charge for maintenance of the block levied by the management company. Should you purchase the property you will have to pay this amount, normally quarterly throughout the year. This can vary from a few hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a ground rent for you to pay yearly, this is usually not a significant figure, say approximately £50-£100 but you should to check it because occasionally it can be prohibitively expensive. Does the lease contain onerous restrictions? In the main the outlay for major works tend not to be wrapped into the maintenance charges, although some managing agents in Llanarmon Yn Ial obliged leasehold owners to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.