I am looking for value for money conveyancer. Should I go for for a nationwide conveyancer rather than a high street Taffs Well conveyancing solicitor?

Generally conveyancing lawyers in your area will have excellent alliances with your local authority, which could help with your Taffs Well conveyancing searches that your conveyancer will require. It can only be a plus if they enjoy good rapport with the Local Land Registry Office your area Taffs Well, other conveyancers in the location and Taffs Well Estate Agents.

Should our conveyancer be raising enquiries about flooding as part of the conveyancing in Taffs Well.

Flooding is a growing risk for solicitors specialising in conveyancing in Taffs Well. There are those who purchase a house in Taffs Well, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or by their solicitors which should give them a better understanding of the risks in Taffs Well. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer may issue a claim for damages as a result of such an inaccurate answer. The purchaser’s conveyancers will also conduct an environmental search. This will reveal if there is any known flood risk. If so, more detailed investigations should be initiated.

My wife and I have a renovated Edwardian property in Taffs Well. Conveyancing practitioner represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same address. Is it worth asking National Westminster Bank to clarify?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Taffs Well and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who conducted the conveyancing.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Taffs Well. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Taffs Well

Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Taffs Well I like with amenity areas and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Taffs Well in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.