The conveyancer who dealt with my last purchase has quoted £1150 for no sale no fee conveyancing in Rudry. I’m hoping to downsize from a Georgian house for £300,000. This seems over the top. Is it in excess of the average fee for conveyancing in Rudry?

The charges are a little high. If you are content to spend time comparing fee on a like for like basis you may be able to shave off some of the expense by say £100 plus VAT. That being said, you maylive to rue opting for an an untested solicitor. Remember to check that the conveyancer can represent your bank. You can employ our comparison tool to find a Rudry conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in Rudry.

We have rather pushy vendors who has suggested a preliminary agreement with a down payment of 5k. Are such agreements sensible?

Lock out agreements are contracts between a home vendor and purchaser giving the buyer the sole right to the sale of the property for a certain period of time. Essentially, an exclusivity is a document stating that you will receive a contract at a later date which is the main conveyancing contract. It is generally used for buyer protection though in some cases, the proprietor may enjoy an upside from such agreements as well. There are various pros and cons to using them but you should to check with your conveyancer but note that it may result in costing you extra in conveyancing fees. In light of this these contracts are not popular when it comes to conveyancing in Rudry.

I am looking for a ground for flat up to £195,000 and found one round the corner in Rudry I like with open areas and railway links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Rudry in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

In my capacity as executor for the will of my aunt I am selling a residence in Newport but live in Rudry. My conveyancer (based 235 kilometers awayneeds me to sign a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Rudry who can attest this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Rudry

I have just appointed agents to market my basement apartment in Rudry. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly service charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as you normally would given that all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a studio flat in Rudry, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Rudry with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2091

You have 68 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as legals.

The suggested premium range 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 due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.