My partner and I have just bought a property in Llanharan. We have noticed several problems with the property which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Llanharan?

The question is not clear as to the nature of the problems and if they are relate to conveyancing in Llanharan. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner completes a document called a SPIF. answers is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Llanharan.

We see that you have a post code search directory listing solicitors on the Santander conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Llanharan?

We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llanharan.

We are purchasing a purpose built flat in Llanharan with a homeloan from Godiva Mortgages Ltd.We have a Llanharan conveyancing lawyer but Godiva Mortgages Ltd informed us he's not on their "panel". It seems we have no choice but to instruct a Godiva Mortgages Ltd panel lawyer or keep our local solicitor and pay for a Godiva Mortgages Ltd panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan issued to you contains various provisions, a common one being that lawyers will be on the Godiva Mortgages Ltd solicitor panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd

I bought my flat on 7 March and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Llanharan said it will be recorded in a couple of weeks. Are titles in Llanharan particularly slow to register?

As far as conveyancing in Llanharan is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. At present approximately 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted delays. Historically registration is effected after the purchaser has moved in to the property so 'speed' is not always top priority yet if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

I am tempted by the attractive purchase price for a couple of maisonettes in Llanharan both have about 50 years unexpired on the lease term. Will this present a problem?

There are plenty of short leases in Llanharan. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the marketability of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this area.

Llanharan Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

Who takes charge for maintaining and repairing the block? What is the length of the lease?