Why would one use a Taffs Well conveyancing firm given that web based conveyancers are easier on the wallet?

By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Taffs Well and you should seek a competitive estimate but don’t be focused with looking for the lowest priced Taffs Well conveyancer. Finding the right conveyancer can be the distinction between a smooth and a stressful house move. You need to ensure that you have expert advice from an experienced conveyancer. An e-mail can never be as helpful as a phone discussion and can never replicate a face to face appointment. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor that will handle your conveyancing from beginning to end, providing a level of personalised service that you are unlikely to received from an online conveyancer. He or She will contact you regularly to update you as to headway and keep you informed. If you ever need to contact the office you will know who you need to speak to and they will be sure you're not left wondering what's going on.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Taffs Well is where the house is located. Is there any advice you can impart?

Flying freeholds in Taffs Well are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Taffs Well you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Taffs Well may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

We're first time buyers - had an offer accepted, yet the selling agent advised that the seller will only move forward if we instruct their chosen solicitors as they want a ‘quick sale’. We would rather use a high street solicitor used to conveyancing in Taffs Well

We suspect that the seller is not behind this demand. Should the owner desire ‘a quick sale', turning down a motivated buyer is counter productive. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Taffs Well conveyancing lawyers - as opposed tothe ones that will give the estate agent a introducer fee or achieve conveyancing thresholds set by corporate headquarters.

All being well we will complete the disposal of our £350,000 garden flat in Taffs Well in just under a week. The managing agents has quoted £408 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Taffs Well?

Taffs Well conveyancing on leasehold flats often involves the purchaser’s lawyer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be content to do so. They may invoice a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge invoiced by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, otherwise the charge is not strictly payable. In reality one has little choice but to pay whatever is demanded if you want to complete the sale of your home.

I purchased a ground floor flat in Taffs Well, conveyancing having been completed December 1997. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Taffs Well with a long lease are worth £191,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2073

With only 53 years unexpired we estimate the price of your lease extension to be between £27,600 and £31,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

Our solicitor in Taffs Well has identified a defect with the lease for the flat we are buying in Taffs Well. The other side have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer has advised that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.