If you had a top tip for selecting a conveyancing solicitor in Pontyclun what would it be?

Do not opt for the lowest Pontyclun conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

This question may be naive but I am new to the process as a first time buyer of a ground floor flat in Pontyclun. Do I receive the keys to the premises on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Pontyclun?

On the day of completion you do not need to attend the conveyancers office in Pontyclun. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

I am buying a property in Pontyclun. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

Given that you are obtaining a mortgage with Santander your lawyer must check the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Pontyclun.

I have been told that property searches are the primary reason for obstruction in Pontyclun house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in Pontyclun.

I have recentlyfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Pontyclun for a purchase of a leasehold flat 10 months ago. How can I establish that my home is in my name in the name of the former proprietor?

The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pontyclun conveyancing specialists.

I'm buying a new build house in Pontyclun with a loan from Barclays Direct. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my conveyancer about the extras as it will adversely affect my loan with Barclays Direct. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Do you have any top tips for leasehold conveyancing in Pontyclun with the intention of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Pontyclun can be reduced where you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the buyers’ conveyancers.
If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Obtaining a new share certificate is often a time consuming formality and slows down many a Pontyclun home move. Where a reissued share is required, you should approach the company officers or managing agents (where relevant) for this as soon as possible. Many freeholders or Management Companies in Pontyclun charge for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Pontyclun. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Pontyclun state that internal structural changes or laying down wooden flooring require a licence from the Landlord consenting to such works. If you dont have the approvals to hand do not contact the landlord without contacting your lawyer first.

I purchased a 1st floor flat in Pontyclun, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Pontyclun with an extended lease are worth £221,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2095

With just 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.