Are the BSA intent on creating a search tool with a view to list firms on the Darlington Building Society conveyancing panel for instance in Llantarnam?

We are not aware of any intention on the part of the BSA to develop such a register.

I own a 4 bedroom Edwardian property in Llantarnam. Conveyancing lawyer acted for me and Leeds Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Leeds Building Society to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llantarnam and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.

What does commercial conveyancing in Llantarnam cover?

Llantarnam conveyancing for business premises incorporates a wide range of services, given by qualified solicitors, relating to business premises. For instance, 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 loans and the termination of leases.

I am looking for a conveyancing solicitor in Llantarnam for my purchase. Can I check a solicitor's complaints history with the legal regulator?

Anyone can review published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA could monitor call for training requirements.

I am hoping to exchange soon on a basement flat in Llantarnam. Conveyancing solicitors inform me that they are sending me a report on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Llantarnam should include some of the following:

It needs to be made clear to you if the lease allows you to change or improve aspects of the flat- you must know whether it relates to all alterations or limited to structural alteration, and whether licences for alterations is required Will you be prohibited or prevented from having pets in the property? Does the lease prevent you from subletting the property, or working from home What the implications are if you are in breach of your lease terms? specifics of the parties to the lease, for instance these could be the leaseholder, head lessor, landlord

I bought a split level flat in Llantarnam, conveyancing formalities finalised 7 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 Llantarnam with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease finishes on 21st October 2081

With only 56 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other 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 getting professional advice.