It is is a decade since I bought my property in Tonyrefail. Conveyancing solicitors have recently been appointed on the sale but I am unable to find the deeds. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with your lender or they could be in the possession of the lawyers who acted in your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Tonyrefail relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

I am in the process of refinancing my house in Tonyrefail, does my lawyer have to be on the Virgin Money Conveyancing panel?

In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

My bid for a property was accepted at auction in Tonyrefail. Conveyancing is required. What are my next steps?

Having for all intents and purposes signed on the dotted line you should retain a conveyancing practitioner soon as you will have a fast approaching a fixed date to complete the property. Every auction property should have a corresponding legal set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete on the date specified in the contract.

I am buying a terrace house in Tonyrefail. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to ascertain if these alterations are permitted?

Your property lawyer will check the registered title as conveyancing in Tonyrefail will on occasion identify restrictions in the title documents which prevent categories of changes or need the permission of another owner. Certain works require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

Are all Tonyrefail Conveyancing Quality Solicitors on the Aldermore conveyancing panel?

It is true that some banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Tonyrefail is where the house is located. Can you shed any light on this issue?

Flying freeholds in Tonyrefail are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tonyrefail you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tonyrefail may decide 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.

I today plan to offer on a house that appears to be perfect, at a great price which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Tonyrefail. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Tonyrefail ?

The majority of houses in Tonyrefail are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Tonyrefail in which case you should be looking for a Tonyrefail conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your lawyer should report to you on the legal implications.

I am the registered owner of a split level flat in Tonyrefail, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Tonyrefail with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2073

You have 54 years remaining on your lease the likely cost is going to span between £32,300 and £37,400 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.