We're in Tal y bont, First timers buying with a mortgage (lender is Nottingham , and our lawyer is on the Nottingham conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Should commercial conveyancing searches reveal planned roadworks that could affect a commercial land in Tal y bont?

Its becoming the norm that commercial conveyancing solicitors in Tal y bont will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Tal y bont. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tal y bont.

For every commercial conveyancing transaction in Tal y bont it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Tal y bont commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Tal y bont.

I'm purchasing a new build house in Tal y bont with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my solicitor about the deal as it may affect my loan with Clydesdale. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Should I be wary about brokers that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Tal y bont conveyancing company?

As is the case with lots of professional services, often recommendations from connections can be very helpful. Nevertheless there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all suggest conveyancers to retain. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a financial incentive behind the endorsement. You have the right to select your own conveyancer. However, bear in mind that the majority of mortgage providers operate an approved list of law firms you have to use for the lender aspect of your transaction.

I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Tal y bont. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Tal y bont ?

Most houses in Tal y bont are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Tal y bont in which case you should be shopping around for a Tal y bont conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.

I bought a 2 bed flat in Tal y bont, conveyancing having been completed in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Tal y bont with a long lease are worth £202,000. The ground rent is £60 levied per year. The lease expires on 21st October 2082

With just 57 years left to run we estimate the premium for your lease extension to range between £28,500 and £33,000 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 extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.