Various internet forums that I have visited warn that are the main cause of delay in Porth house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Porth.

I purchased a terraced Victorian house in Porth. Conveyancing solicitor represented me and TSB. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Porth and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the conveyancing.

Am I right to be concerned by 3rd parties that I am dealing with are recommending a nationwide conveyancing firm rather than a local Porth conveyancing firm?

As with many service providers, often referrals from relatives can be most helpful. Yet there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend solicitors to appoint. Sometimes the lawyers might be known to one of the organisations as experts in their field, but sometimes there might be a financial incentive behind the endorsement. You are free to appoint your own conveyancer. However, bear in mind that the majority of lenders have an approved list of law firms you are obliged to use for the mortgage related work in your transaction.

I have been sourcing a conveyancing lawyer in Porth for my sale. Is it possible to check a solicitor's record with the legal regulator?

Anyone can see presented Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.

What are your top tips when it comes to finding a Porth conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Porth conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Porth conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

How familiar is the practice with lease extension legislation? What volume of lease extensions has the firm conducted in Porth in the last year?

I bought a basement flat in Porth, conveyancing formalities finalised in 2012. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Porth with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2106

With only 80 years left to run the likely cost is going to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.