I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Llanharan I like with open areas and transport links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Llanharan for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a home loan the shortness of the lease will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

Do I need to be wary that estate agents that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Llanharan conveyancing firm?

As with many service providers, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are many parties with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to select. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You have the discretion to choose your own conveyancer. You need to be aware that most lenders specify a panel list of solicitors you are obliged to use for the mortgage aspect of your home move.

I need to instruct a conveyancing solicitor in Llanharan for my purchase. Is it possible to see a solicitor's record with the legal regulator?

You can review documented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.

Can you offer any advice when it comes to appointing a Llanharan conveyancing practice to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Llanharan conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Llanharan conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

What are the charges for lease extension conveyancing? Can they put you in touch with clients in Llanharan who can give a testimonial?

I am the registered owner of a ground floor flat in Llanharan, conveyancing having been completed 6 years ago. How much will my lease extension cost? Corresponding flats in Llanharan with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2086

With just 67 years unexpired we estimate the price of your lease extension to span between £10,500 and £12,000 as well as professional fees.

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 without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

What are the distinct advantages to selecting a local lawyer in Llanharan

Home movers in Llanharan select a nearby high street conveyancing practitioner so that they can visit if they have questions, and to sign paperwork rather taking the chance in relying on the Royal Mail.

There is a distinct advantage when using a conveyancer local to the premises you are purchasing, due to the familiarity of the region and potential local concerns - yet this is moot. Most conveyancers are now online and may be any place in the world.