We selected a Tonteg based solicitor for my conveyancing in Tonteg last week. Going through the Ts and Cs I seeI am on the hook for costs even where the conveyance does not complete. Should I go with them or select a web based conveyancing company who offer no move no charge conveyancing in Tonteg?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to cover those transactions that do not go ahead. Also remember that these promotions generally do not protect you from expenditure for example Tonteg conveyancing search expenses.

My partner and I have recently bought a property in Tonteg. We have noticed several issues with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Tonteg?

The question is vague as what problems have arisen and if they are unique to conveyancing in Tonteg. Conveyancing searches and due diligence undertaken as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a document referred to as a SPIF. If the information provided is inaccurate, you may have a misrepresentation claim against the vendor 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 Tonteg.

Just acquired a semi-detached house in Tonteg , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Tonteg conveyancing solicitor has been painfully slow, so I want to be certain the post completion formalities are dealt with.

There is nothing unique when it comes to conveyancing in Tonteg registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. As of today roughly 80% of such applications are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration takes place after the new owner is living at the property thus an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.

We're novice buyers - had an offer accepted, yet the selling agent has warned us that the seller will only proceed if we instruct their preferred solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor used to conveyancing in Tonteg

We suspect that the seller is not behind this request. Should the owner require ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Try to communicate with the sellers directly and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to use your preferred Tonteg conveyancing firm - not the ones that will earn the estate agent a commission or meet his conveyancing figures set by HQ.

What makes a Tonteg lease problematic?

There is nothing unique about leasehold conveyancing in Tonteg. Most leases are unique and drafting errors can result in certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall

You may encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , The Mortgage Works, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.

Leasehold Conveyancing in Tonteg - Sample of Queries Prior to Purchasing

It would be prudent to discover as much as you can concerning the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the tidiness of the communal areas. Don't be shy to ask other tenants if they are happy with their service. On a final note, investigate as to the dates that the service charges are due to the appropriate party and specifically what you get for your money. Who manages the block? Are any of leasehold owners in arrears of their service charge payments?