How up to date is your search tool for Tonteg conveyancing solicitors on the RBS conveyancing panel? Do RBS send you an updated list?

Tonteg conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.

It has been five months following my purchase conveyancing in Tonteg completed. I have checked the Land Registry website which shows that I paid £175,000 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.

In what way can the Landlord & Tenant Act 1954 impact my business premises in Tonteg and how can your lawyers assist?

The 1954 Act gives a safeguard to commercial leaseholders, granting the legal entitlement to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Tonteg

What advice can you give us when it comes to finding a Tonteg conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Tonteg conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Tonteg 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:

What are the legal fees for lease extension work? If the firm is not ALEP accredited then what is the reason?

I invested in buying a basement flat in Tonteg, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Tonteg with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2088

With 63 years remaining on your lease the likely cost is going to range between £16,200 and £18,600 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

Please set examples of specific advantages to choosing a high street solicitor in Tonteg

Many buyers and sellers in Tonteg opt for a local conveyancer so that they can visit in the event that they have problems, and to collect documents without using the Royal Mail.

There is a marginal advantage in selecting a solicitor nearby to a house you are planning to purchase, due to the in-depth knowledge of the area and possible local concerns - nevertheless this is moot. Many conveyancers undertaking their work by way of email and could be any place in the world.