I hired a Pontllanfraith based lawyer for my conveyancing in Pontllanfraith today. After carefully reading the Terms and Conditions I notewe are on the hook for costs even where the conveyance does not complete. Should I go with them or instruct a web based firm who offer no-sale-no-fee conveyancing in Pontllanfraith?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to neutralise the cases that abort. Dont forget that these offerings generally do not protect you from expenses such as Pontllanfraith conveyancing search charges.

I purchased my flat on 8 March and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Pontllanfraith expressed confidence that it will be recorded inside ten days. Are transfers in Pontllanfraith uniquely lengthy to register?

There is nothing unique about conveyancing in Pontllanfraith registration formalities. Rather than based on location, timeframes can vary depending on who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. At present roughly three quarters of submission are completed within 12 days but some can be subject to extensive hold-ups. Historically registration is effected after the buyer is living at the premises thus post completion formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Pontllanfraith is the location of the property. Can you offer any opinion?

Flying freeholds in Pontllanfraith are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontllanfraith you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontllanfraith may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

As co-executor for the will of my aunt I am disposing of a residence in Cardiff but live in Pontllanfraith. My conveyancer (based 300 kilometers from meneeds me to sign a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Pontllanfraith who can attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Pontllanfraith

I have just started marketing my basement apartment in Pontllanfraith. Conveyancing lawyers have not yet been instructed, but I have recently had a half-yearly maintenance charge invoice – what should I do?

It best that you clear the service charge as you normally would as all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a garden flat in Pontllanfraith, conveyancing was carried out in 1995. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Pontllanfraith with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 50

With only 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.