It has taken forever and a day but a loan offer from Nationwide for the remortgage of my 4 bedroom garden flat is to be issued by the end of next week. Are you able to suggest a low cost conveyancing solicitor in Pantymwyn?

You have arrived at the wrong place to search for the cheapest conveyancing in Pantymwyn. We can offer you cost effective conveyancing but we do not aim to advertise as being the cheapest. Do not be fooled by brokers offering £99 conveyancing in Pantymwyn. At best, in being led by cheap conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in extras and still not receive the service you were hoping for.

My partner and I are refinancing our penthouse in Pantymwyn with Skipton. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have a couple of concerns (1) Is this document specific to the Skipton conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?

First, rest assured that your Skipton conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Skipton. This is solely used to protect Skipton if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Skipton had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I require quick conveyancing in Pantymwyn as I am faced with an ultimatum to exchange contracts inside one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?

As you are not taking a home loan you have the choice not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in Pantymwyn the following are examples of what can show up and adversely impact market value: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

Planning to sign contracts shortly on a studio apartment in Pantymwyn. Conveyancing lawyers have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Pantymwyn should include some of the following:

Who has the liability to repair and maintain the block. It is essential that you know who is duty bound to repair and maintenance of every part of the building It needs to be made clear to you whether the lease allows you to change or improve anything in the premises- you must know whether any restrictions applies to all alterations or just structural alteration, and whether consent is required How long the lease is. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark Ground rent - what is due and what the invoice dates are, and also know whether this will change in the future Repair and maintenance of the premises

I invested in buying a leasehold flat in Pantymwyn, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Pantymwyn with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2088

With just 62 years left to run we estimate the price of your lease extension to be between £17,100 and £19,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

How much experience do your Pantymwyn conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Pantymwyn conveyancing lawyers help thousands of people move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Pantymwyn conveyancers have worked on recent similar cases.