Last August we completed a house move in Mancot. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Mancot?

The question is not clear as what problems have arisen and if they are specific to conveyancing in Mancot. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, a property owner fills in a form known as a SPIF. If the information provided is incorrect, then you may have a claim against the owner 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 Mancot.

I am looking for a ground for flat up to £195,000 and found one round the corner in Mancot I like with open areas and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Mancot suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a mortgage that many years may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

What does commercial conveyancing in Mancot cover?

Commercial conveyancing in Mancot covers a wide array of guidance, supplied by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

Last June I purchased a leasehold flat in Mancot. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a leasehold flat in Mancot, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Mancot with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2087

With only 63 years left to run the likely cost is going to range between £16,200 and £18,600 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you 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 my options where I am not happy with the property lawyer who handled our conveyancing in Mancot?

Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally things do go wrong. However there is recourse if you were unhappy with your conveyancing in Mancot. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.