Completed the sale of my flat in Treorchy last February yet the purchaser is telephoning me complaining that his conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?

After completion of your sale your solicitor is committed to deliver the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor must also send confirmation that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion procedures unique to conveyancing in Treorchy.

My fiance and I are purchasing a newly converted apartment in Treorchy with a residential mortgage from Accord Mortgages Ltd.We like our Treorchy conveyancing lawyer but Accord Mortgages Ltd advised that his firm is not listed on their approved list of firms. It seems we are left with no choice but to instruct a Accord Mortgages Ltd panel firm or retain our preferred solicitor and pay for a Accord Mortgages Ltd panel lawyer to represent them. This seems very unfair; Can we not simply insist that Accord Mortgages Ltd use our lawyer?

Unfortunately,no. The home loan offered to you contains various provisions, a common one being that lawyers must be on the Accord Mortgages Ltd approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Accord Mortgages Ltd

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Treorchy is where the house is located. Can you shed any light on this issue?

Flying freeholds in Treorchy are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Treorchy you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Treorchy 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.

Can you offer any advice when it comes to choosing a Treorchy conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Treorchy conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Treorchy conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

Can they put you in touch with clients in Treorchy who can give a testimonial? How many lease extensions have they completed in Treorchy in the last 12 months?

I inherited a 2 bed flat in Treorchy, conveyancing having been completed 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Treorchy with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2102

You have 78 years left to run we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

What is the distinction between surveying and conveyancing in Treorchy?

Conveyancing - in Treorchy or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to fix the defects before you complete your move.