My partner and I have lately acquired a property in Margam. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted as part of conveyancing in Margam?

The question is vague as to the nature of the problems and if they are unique to conveyancing in Margam. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the process, a seller fills in a form referred to as a Seller’s Property Information Form. answers is misleading, you may have a misrepresentation claim against the seller 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 Margam.

Do the Building Society Association intend to launch a online directory to list law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Margam?

We have not been informed any intention on the part of the BSA to promote such a tool.

My business partner and I are hoping to lease a unit on the high street. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in Margam for under 2k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Margam, including the sale and acquisition of businesses as well as simply property. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. Regarding the fees these will vary based on the structure and nuances of the proposed transaction. Let us have your details or telephone so as to enable us to supply you with comprehensive commercial conveyancing calculation.

Last February I purchased a leasehold house in Margam. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a leasehold flat in Margam, conveyancing was carried out 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Margam with a long lease are worth £170,000. The ground rent is £50 levied per year. The lease ends on 21st October 2103

With only 78 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

Are there any apps to help find a Margam conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the lawyer.

You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Margam and you will see a number of lawyer located nearest Margam. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.