My lawyer has identified a a legal deficiency with the lease for the property we are buying in Llanharan. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor says that he must be satisfied that the mortgage company is willing to move forward with this solution. Who is the client here, us or the lender?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. These conveyancing instructions have to be complied with.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Llanharan is the location of the property. What do you suggest?

Flying freeholds in Llanharan are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanharan you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanharan may determine 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 premises.

Hoping to buy a property located in Llanharan and I am already nervous. I couldn't find anything specific about Llanharan. Conveyancing will be needed in due course but do you know about the Llanharan area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Llanharan. In the meantime here are some basic statistics that we found

My husband and I are 3 weeks into a residential purchase having been directed to conveyancers by the local agent to perform conveyancing in Llanharan. We are not happy. Can you help me find new conveyancers?

They would need to be very poor to suggest replacing them. Has your loan offer been sent? If so you need to advise them of the replacement lawyer and have the mortgage documents are re-issued. Your new conveyancer should be on the mortgage company approved list to avoid supplemental fees and frustration. That should be your starting point. The find a solicitor tool should help you find a bank approved conveyancer for your conveyancing in Llanharan

Are there frequently found deficiencies that you see in leases for Llanharan properties?

There is nothing unique about leasehold conveyancing in Llanharan. Most leases are unique and drafting errors can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations A provision for the recovery of money spent for the benefit of another party.

You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Chelsea Building Society, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to withdraw.

I bought a studio flat in Llanharan, conveyancing formalities finalised January 2011. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Llanharan with a long lease are worth £190,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2087

With only 62 years unexpired we estimate the premium for your lease extension to range between £17,100 and £19,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.