My financial adviser has asked me for my Tonteg lawyer’ panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have contacted my local Tonteg office but they have not responded to me.

Have you tried contacting your Tonteg solicitor about this?. They maintain a central record lender panel numbers.

Please could you recommend a Aldermore allowed Tonteg conveyancing conveyancer finish our house move within less than a month? Would it be better to use a local Tonteg firm or a nationwide comparison site?

We can recommend some very good Tonteg conveyancing firms. You can also walk up the high street in Tonteg. Go in to some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Explain your time frames together with your reasons and ask for a commitment on speed. Choose the one that you are most comfortable with.

As a FTB what is the most important piece of guidance you can impart regarding purchase conveyancing in Tonteg?

Not many law firms or advisers will tell you this but conveyancing in Tonteg or throughout Abercynon is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of opportunity for confrontation between you and others involved in the transaction. For example, the seller, selling agent and even potentially a bank. Appointing a solicitor for your conveyancing in Tonteg is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose role it is to protect your best interests and to protect you.

Every so often a potential adversary will attempt to sway you that you should follow their advice. As an example, the selling agent may claim to be assisting by claiming that your conveyancer is slow. Or your mortgage broker may advise you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

How does conveyancing in Tonteg differ for newly converted properties?

Most buyers of new build property in Tonteg contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Tonteg tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tonteg or who has acted in the same development.

Can you offer any advice when it comes to choosing a Tonteg conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Tonteg conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Tonteg conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the legal fees for lease extension conveyancing? If they are not ALEP accredited then why not?

I purchased a ground floor flat in Tonteg, conveyancing formalities finalised in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Tonteg with an extended lease are worth £195,000. The ground rent is £45 yearly. The lease runs out on 21st October 2088

You have 63 years left to run we estimate the price of your lease extension to be between £16,200 and £18,600 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.