At what point will exchange of contracts occur in purchase conveyancing in Porthcawl and do I need to be at the conveyancers office?

If you are local to our conveyancing solicitors in Porthcawl you are invited in to sign the paperwork. That being said, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you electronically. The signing of the contract is not the important part. A signed contract is just a prerequisite for the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Porthcawl)to be in the office at the appropriate time.

I purchased a 4 bedroom Edwardian property in Porthcawl. Conveyancing solicitor acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Porthcawl and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.

How difficult is it to switch firm as I need to retain one who is on the The Royal Bank of Scotland conveyancing list. I instructed a high street conveyancing solicitor in Porthcawl round the corner but he is not accepted by The Royal Bank of Scotland

We will our best to assist in finding you a conveyancing solicitor in Porthcawl on the The Royal Bank of Scotland panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Porthcawl. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Porthcawl.

My husband and I are novice buyers - agreed a price, but the estate agent has warned us that the vendor will only proceed if we appoint their recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Porthcawl

We suspect that the seller is unaware of this demand. Should the owner require ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are genuine purchasers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Porthcawl conveyancing solicitors - not the ones that will give the estate agent a kickback or hit his conveyancing thresholds demanded by corporate headquarters.

What makes a Porthcawl lease defective?

Leasehold conveyancing in Porthcawl is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Barnsley Building Society, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I inherited a garden flat in Porthcawl, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Porthcawl with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2085

With just 60 years left to run the likely cost is going to span between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.