A loan offer from Santander for the remortgage of my 2 bedroom flat is to be issued within the next few days. Could you put forward a cheap conveyancing practitioner in Rhosesmor?

You are on the wrong site if you are in need of the cheapest conveyancing in Rhosesmor. We can offer you affordable conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing brokers teasing you with £99 conveyancing in Rhosesmor. In your best case scenario, in going for low cost conveyancing, you will get your money’s worth and at worst you will end up being stung for extras and still not end up with the service you were hoping for.

My fiance and I intend to remortgage our flat in Rhosesmor with Co-operative. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this form unique to the Co-operative conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

On the face of it your lawyer has done nothing wrong 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 Co-operative. This is solely used to protect Co-operative 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 Co-operative 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.

Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who conducted the conveyancing in Rhosesmor 5 years ago have long since closed. What do I do?

Assuming the title is registered the details of your ownership will be documented by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, locate your house and secure up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.

Should I go with a Rhosesmor conveyancing solicitor who is local to the property I am purchasing? An old friend can deal with the legal work but they are based 400kilometers drive away.

The benefit of a local Rhosesmor conveyancing firm is that you can pop in to execute documents, deliver your ID and pester them if necessary. Having local Rhosesmor know how is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that must trump using an unfamiliar Rhosesmor conveyancing solicitor just because they are local.

Can you provide any top tips for leasehold conveyancing in Rhosesmor from the point of view of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Rhosesmor can be bypassed if you get in touch lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers.
In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Rhosesmor leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord approving such works. Should you fail to have the paperwork to hand do not contact the landlord without checking with your lawyer in the first instance. If you hold a share in a the freehold, you should ensure that you have the original share certificate. Arranging a re-issued share certificate can be a lengthy process and slows down many a Rhosesmor conveyancing transaction. If a reissued share is needed, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible. Some Rhosesmor leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If there is a history of conflict with your landlord or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than ongoing.

I bought a basement flat in Rhosesmor, conveyancing formalities finalised March 2010. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Rhosesmor with an extended lease are worth £227,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2093

With just 72 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.