Our conveyancer has uncovered a a legal deficiency with the lease for the property we are buying in Neath Port Talbot. The seller’s lawyers have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancing practitioner says that he must check that the bank is willing to move forward with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

What is your number one tip for choosing a conveyancing solicitor in Neath Port Talbot

It would be unwise to be tempted by the lowest Neath Port Talbot conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Neath Port Talbot?

There are many registered licenced Conveyancers in Neath Port Talbot and Solicitor practices in Neath Port Talbot who provide Conveyancing services It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We previously instructed solicitors based in Neath Port Talbot on the Co-operative solicitor panel. They have just billed me a supplemental fee for the legal aspects of the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. The fee is not set by Co-operative but by your Neath Port Talbot property lawyer. Numerous firms on the Co-operative panel will quote ’dealing with mortgage’ fee and others do not.

Are there restrictive covenants that are commonly picked up during conveyancing in Neath Port Talbot?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Neath Port Talbot. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

My company is planning to lease a unit on a shopping parade. Can you recommend solicitors offering no-sale-no fees for commercial conveyancing in Neath Port Talbot for below £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Neath Port Talbot, including the sale and purchase of businesses as well as simply property. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. Regarding the costs this will depend on the structure and complexity of the deal. Let us have your contact information or telephone so as to enable us to supply you with a detailed commercial conveyancing quote.

I am employed by a long established estate agent office in Neath Port Talbot where we have witnessed a number of flat sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Neath Port Talbot conveyancing firms. Please can you confirm whether the owner of a flat can instigate the lease extension process for the buyer?

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. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as 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 buyer.

I inherited a 1st floor flat in Neath Port Talbot, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Neath Port Talbot with an extended lease are worth £190,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2087

With 62 years remaining on your lease the likely cost is going to be between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.