It is is a decade since I purchased my property in Ebbw Vale. Conveyancing lawyers have now been appointed on the sale but I can't track down 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 solicitor who handled the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Ebbw Vale relates to registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.

What can a local search tell me regarding the property my wife and I buying in Ebbw Vale?

Ebbw Vale conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search is essential in every Ebbw Vale conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I'm buying my first flat in Ebbw Vale benefiting from help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about this side-deal as it would impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What does commercial conveyancing in Ebbw Vale cover?

Non domestic conveyancing in Ebbw Vale incorporates a broad range of services, provided by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I've found a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Ebbw Vale. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Ebbw Vale ?

The majority of houses in Ebbw Vale are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Ebbw Vale so you should seriously consider looking for a Ebbw Vale conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your lawyer will advise you fully on all the issues.

I purchased a studio flat in Ebbw Vale, conveyancing was carried out October 1998. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Ebbw Vale with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease terminates on 21st October 2078

You have 53 years unexpired we estimate the price of your lease extension to span between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.