Recently contacted my conveyancing solicitor in Ammanford who acted for me two years ago requesting a conveyancing estimate based on the same type of home move (a leasehold property and a freehold premises) of similar values with a mortgage from The Mortgage Works. I am now being charged twice the amount. Better the devil I know or do I try and find an alternative conveyancer?

The estimate does seem a tad overpriced. Where you are happy to invest time scrutinising charges you might reduce the fees slightly by as much as a hundred pounds. That being said, if you were happy with the service the firm offered you mightlive to rue choosing an a cheaper solicitor. Remember to check the solicitor can act for The Mortgage Works. You can employ our search tool to get a quote a Ammanford conveyancing firm on the The Mortgage Works member panel, which can often include conveyancing solicitors in Ammanford.

My brother and I have just bought a property in Ammanford. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been conducted for conveyancing in Ammanford?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Ammanford. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, a seller completes a questionnaire known as a Seller’s Property Information Form. answers is incorrect, then you may have a 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 Ammanford.

Is it possible to switch conveyancer as I have to instruct one who is on the Aldermore conveyancing panel. I was using a high street conveyancing solicitor in Ammanford five minutes from me but the firm is not accepted by Aldermore

We will our best to assist in finding you a conveyancing solicitor in Ammanford on the Aldermore panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Ammanford. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Ammanford.

My step-father has suggested that I instruct his conveyancing solicitors in Ammanford. Do I take his recommendation?

No doubt the ideal way to select a conveyancing practitioner is to get guidance from friends or family who have used the conveyancer that you are considering.

I work for a long established estate agent office in Ammanford where we have witnessed a few leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have been given contradictory information from local Ammanford conveyancing firms. Could you clarify whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Ammanford - Examples of Queries Prior to buying

How much is the ground rent and service charge? Its a good idea to find out as much as you can regarding the company managing the building as they will either make life much easier or a lot more difficult. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to every day issues like the cleanliness of the communal areas. Ask other tenants if they are happy with them. Finally, be sure you discover the dates that the service fees are due to the managing agents and precisely how they are spending that money. This information is helpful as a) areas can result in problems in the block as the communal areas may begin to deteriorate where repairs remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have complete disclosure