My mortgage broker has requested my Skewen law firm’s panel reference for the Lloyds conveyancing panel. What is the best way to find this out. I have e-mailed my local Skewen office but they have not got back to me yet.

You are best placed to get this information from your Skewen conveyancing practitioner . Most Skewen law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

I am need of leasehold conveyancing for a flat in a fairly new development (five years old) in Skewen. Almost all the flats have already been disposed of. Do I need carry out the conveyancing searches for my conveyancing in Skewen?

You would be opening yourself up to an unnecessary risk in not carrying out Skewen conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your conveyancer conducts them. If speed and driving down costs are top of your concerns you should consider with your conveyancer about the options such as contingency insurance available to you

My relative advised me that where I am purchasing in Skewen I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Skewen conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Skewen around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Skewen Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Skewen.

What are your top tips when it comes to finding a Skewen conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for your lease extension (regardless if they are a Skewen 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 speak with two or three firms including non Skewen conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

Can they put you in touch with clients in Skewen who can give a testimonial? If the firm is not ALEP accredited then why not?

I own a 2 bed flat in Skewen, conveyancing formalities finalised 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Skewen with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2096

With just 71 years remaining on your lease we estimate the price of 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 renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

We are soon to buying a flat in Skewen. Can our lawyer have our transaction price private from the likes of Rightmove. Is this achievable and how?

HM Land Registry by statute are required to reveal price paid data on a register of the title for domestic properties countrywide which includes premises in Skewen. The Title Register is a public document, so HMLR would be breaching their statutory obligations if they did not grant access to the register.

You can make a request of HM Land Registry to hide the amount paid data yet the response would be in the negative.