I am looking to buy a flat and require a conveyancing solicitor in Pontypridd who is on the Accord Mortgages Ltd approved. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Accord Mortgages Ltd in certain locations such as Pontypridd. We dont recommend any particular firm.

Just acquired a semi-detached house in Pontypridd , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Pontypridd conveyancing solicitor has been painfully slow, so I want to be certain the registration is concluded.

There is nothing unique about conveyancing in Pontypridd registration formalities. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today approximately three quarters of submission are fully addressed within two weeks but occasionally there can be longer hold-ups. Historically registration occurs after the new owner has moved in to the property so an expedited registration is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Pontypridd is the location of the property. Can you shed any light on this issue?

Flying freeholds in Pontypridd are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontypridd you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontypridd 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 premises.

I need to appoint a conveyancing solicitor for residential conveyancing in Pontypridd. I have stumble upon a site which seems to have the perfect solution If there is a chance to get all this stuff completed via phone that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My fiance and I may need to let out our Pontypridd basement flat for a while due to a new job. We instructed a Pontypridd conveyancing firm in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Pontypridd do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I inherited a 1st floor flat in Pontypridd, conveyancing having been completed May 2007. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Pontypridd with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease expires on 21st October 2079

With only 53 years left to run we estimate the price of your lease extension to span between £27,600 and £31,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. 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 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.