The sellers of the home we are hoping to buy have instructed a conveyancing firm in Rhondda Cynon Taff who has recommended a preliminary agreement with a non-refundable deposit 10k. Is it wise to enter into such agreements?

Exclusivity contracts are contracts binding a property seller and prospective buyer granting the buyer exclusive rights to purchase the property for a set period of time. For all intents and purposes, a lock out agreement is a contract specifying that you will receive a contract at a later time which is the contract for the actual sale. It tends to be used for buyer assurance though in some cases, the proprietor may enjoy an upside from such agreements as well. There are many pros and cons to having them but you should to check with your lawyer but note that it may end up costing you extra in conveyancing charges. In light of this these agreements are not popular when it comes to conveyancing in Rhondda Cynon Taff.

I got the keys to my house on 11 May and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Rhondda Cynon Taff said it would be recorded in a couple of weeks. Are transfers in Rhondda Cynon Taff particularly slow to register?

As far as conveyancing in Rhondda Cynon Taff is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. At present approximately three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place after the new owner has moved in to the property so post completion formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

As co-executor for the will of my father I am selling a residence in Neath but reside in Rhondda Cynon Taff. My solicitor (based 300 miles from merequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Rhondda Cynon Taff to attest and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Rhondda Cynon Taff based

I work for a long established estate agency in Rhondda Cynon Taff where we see a few leasehold sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Rhondda Cynon Taff conveyancing solicitors. Can you shed some light as to whether the seller of a flat can instigate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I bought a ground floor flat in Rhondda Cynon Taff, conveyancing having been completed in 2011. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Rhondda Cynon Taff with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease ends on 21st October 2094

You have 70 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

I am looking to purchase a repossessed house in Rhondda Cynon Taff and the vendor require completion inside a week. Can a property lawyer complete in this timeframe? Would it be better to select a local Rhondda Cynon Taff firm or an online conveyancer that professes to complete quickly?

Visit your Rhondda Cynon Taff shopping parade. Pop in to 3 firms and ask to talk to a conveyancing solicitor for a quote. Discuss your situation and try and obtain a commitment on speed. Choose the one that appears most trustworthy. Be sure to use a conveyancing practitioner on the list of solicitors who can act for your lender.