It has been five months since my purchase conveyancing in Sychdyn took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Sychdyn differ for newly converted properties?

Most buyers of new build residence in Sychdyn contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Sychdyn usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sychdyn or who has acted in the same development.

I opted to have a survey done on a house in Sychdyn ahead of retaining solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks tend refuse to issue a loan on this type of premises.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sychdyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sychdyn to see if the conveyancing costs will increase in light of this.

In my capacity as executor for the will of my uncle I am disposing of a house in Monmouth but live in Sychdyn. My solicitor (based 250 miles from mehas requested that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Sychdyn to attest and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Sychdyn

Are there common defects that you come across in leases for Sychdyn properties?

There is nothing unique about leasehold conveyancing in Sychdyn. Most leases are individual and drafting errors can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party.

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. Santander, Bank of Scotland, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to withdraw.

I own a 1 bedroom flat in Sychdyn, conveyancing was carried out in 2008. How much will my lease extension cost? Similar flats in Sychdyn with a long lease are worth £227,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2097

With 72 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as 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 extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. 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 want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.