I am buying a house and need a conveyancing solicitor in Pantymwyn who is on the Nationwide Building Society conveyancing. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Pantymwyn. We dont recommend any particular firm.

Me and my partner are purchasing a house in Pantymwyn. I might seem paranoid but how we can trust a solicitor? At some point we will need to put money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am helping my step-mother sell her house in Pantymwyn. Does the conveyancing solicitor commission the energy performance certificate or it is for me to coordinate?

Following the abolition of Home Packs, energy assessments was kept a mandatory component of moving house. An EPC should be commissioned in advance of the property being advertised. It is not a task that conveyancers ordinarily arrange. Where you are using a Pantymwyn conveyancing lawyer they may be willing to arrange energy performance certificates due to their relationships with reputable Pantymwyn accredited person

I am aiming to move house in September. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Pantymwyn. Conveyancing firm was chosen prior to coming across this site.

On the afternoon of completion you can pick up the house keys from your property agent however this should only happen once the sellers solicitors inform the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to advise the removal company that they can start moving you in. We do not recommend a specific removal company but can help you find a conveyancing in Pantymwyn or a firm with expertise in conveyancing in Pantymwyn.

I am looking for a flat up to £195,000 and identified one round the corner in Pantymwyn I like with open areas and railway links nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Pantymwyn in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage the shortness of the lease will be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

In my capacity as executor for the estate of my grandmother I am disposing of a property in Newport but I am based in Pantymwyn. My lawyer (who is 260 miles awayneeds me to sign a stat dec before completion. Could you suggest a conveyancing practitioner in Pantymwyn to witness this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Pantymwyn based

What are the frequently found defects that you witness in leases for Pantymwyn properties?

There is nothing unique about leasehold conveyancing in Pantymwyn. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage A provision for the recovery of money spent for the benefit of another party.

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , The Mortgage Works, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.

I bought a 2 bed flat in Pantymwyn, conveyancing formalities finalised October 1997. How much will my lease extension cost? Similar flats in Pantymwyn with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2085

With only 64 years remaining on your lease we estimate the premium for your lease extension to span between £14,300 and £16,400 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues 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 getting professional advice.