My wife and I have lately purchased a property in Taffs Well. We have since encountered a number of issues with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Taffs Well?

The question is not clear as what problems have arisen and if they are relate to conveyancing in Taffs Well. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the process, a seller completes a document referred to as a Seller’s Property Information Form. answers turns out to be incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Taffs Well.

I am purchasing a property in Taffs Well. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

Given that your lender is Leeds Building Society your lawyer must comply with the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Taffs Well.

I recently had an offer accepted on an apartment in Taffs Well. My mortgage broker suggested a property lawyer. I paid an advanced payment of £225. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My offer was accepted on a property in Taffs Well on 11/3/2019, valuation was booked 2 days after, all came back fine. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will commercial conveyancing searches disclose impending roadworks that may impact a commercial land in Taffs Well?

Its becoming the norm that commercial conveyancing solicitors in Taffs Well will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Taffs Well. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Taffs Well.

For each commercial conveyancing transaction in Taffs Well it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Taffs Well commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Taffs Well.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Taffs Well I like with a park and railway links in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Taffs Well in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

In my capacity as executor for the will of my grandfather I am disposing of a property in Neath but live in Taffs Well. My lawyer (based 235 kilometers from mehas requested that I sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Taffs Well to attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Taffs Well