We hope to to buy with Earl Shilton BS. We have called around locally but am struggling to find a Pontllanfraith conveyancing firm on the Earl Shilton BS panel. Can you assist?

Feel free to take advantage of the search tool on this web page. Pick the mortgage company and type Pontllanfraith or your preferred area and you will discover numerous conveyancers offices in Pontllanfraith or nearest you.

Should my conveyancer be asking questions regarding flooding as part of the conveyancing in Pontllanfraith.

Flooding is a growing risk for lawyers conducting conveyancing in Pontllanfraith. There are those who purchase a house in Pontllanfraith, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Pontllanfraith. The conventional set of information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to find out if the premises has historically flooded. In the event that the property has been flooded in past and is not notified by the vendor, then a purchaser may commence a claim for damages as a result of such an misleading reply. The buyer’s lawyers will also conduct an enviro search. This should higlight whether there is a recorded flood risk. If so, additional investigations should be carried out.

Due to the advice of my in-laws I had a survey completed on a house in Pontllanfraith in advance of appointing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies may not give a loan on a flying freehold premises.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pontllanfraith. Conveyancing will be smoother if you use a solicitor in Pontllanfraith especially if they are accustomed to such properties in Pontllanfraith.

My husband and I are first time buyers - had an offer accepted, but the property agent informed us that the seller will only issue a contract if we use their recommended lawyers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Pontllanfraith

We suspect that the seller is unaware of this requirement. If they require ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your preferred Pontllanfraith conveyancing firm - not the ones that will give the estate agent a introducer fee or achieve conveyancing figures set by senior management.

Can you offer any advice when it comes to finding a Pontllanfraith conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Pontllanfraith conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Pontllanfraith conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

If they are not ALEP accredited then what is the reason? What are the costs for lease extension conveyancing?

Pontllanfraith Leasehold Conveyancing - Sample of Questions you should ask before buying

Please note if it is less than eighty years it will affect the marketability of the flat. It is worth checking with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will most likely have to extend the lease at some point and it is worth discovering what this would cost. Remember, in most cases you would be be obliged to have been the owner of the residence for 24 months in order to be entitled to extend the lease. How many of the leaseholders are in arrears for their maintenance charge payments? This question is useful as a) areas could cause problems in the building as the communal areas may start to deteriorate if services remain unpaid b) if the tenants have an issue with the managing agents you will want to know about it