We hired a Risca based solicitor for my conveyancing in Risca yesterday. Upon checking the Ts and Cs I seeI am liable for fees even if our purchase doesn't happen. Should I ditch them and choose a web based firm who offer no-sale-no-fee conveyancing in Risca?

It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will generally be more expensive to cover those transactions that fail to complete. Do bear in mind that such arrangements tend not to cover expenditure e.g. Risca conveyancing search fees.

I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Risca. Almost all the properties are already occupied. Is it strictly necessary to order neighbourhood searches for my conveyancing in Risca?

If you getting a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Risca conveyancing searches are for you to decide upon. Your solicitor, will ’encourage’, perhaps strongly, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Risca.

We see that you have a post code search directory listing law firms on the Nottingham conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Risca?

We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Risca.

We are selling our home in Risca. Does my lawyer need to be required to be on the UBS conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.

I have recently realised that I have 62 years remaining on my flat in Risca. I now want to extend my lease but my landlord is missing. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. For most situations a specialist should be helpful to carry out a search and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Risca.

I bought a leasehold flat in Risca, conveyancing was carried out 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Risca with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2074

You have 50 years unexpired the likely cost is going to be between £31,400 and £36,200 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to 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.