My relative recommended that where I am purchasing in Tonyrefail I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally included in the estimate for your Tonyrefail conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Tonyrefail around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Tonyrefail Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Tonyrefail.

Me and my brother purchased a semi-detached Victorian property in Tonyrefail. Conveyancing practitioner represented me and Bank of Scotland. 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 with the matching property. Is it worth asking Bank of Scotland to clarify?

You should review 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 Tonyrefail and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who carried out the work.

I need to appoint a conveyancing solicitor for sale conveyancing in Tonyrefail. I have stumble upon a web site which looks to be the ideal answer If there is a chance to get all this stuff completed via phone that would be ideal. Should I be concerned? What are the potential pitfalls?

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?

I own a leasehold flat in Tonyrefail. Conveyancing and TSB mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Tonyrefail who acted for me is not around. Any advice?

First make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Tonyrefail conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a 1 bedroom flat in Tonyrefail, conveyancing having been completed 4 years ago. How much will my lease extension cost? Similar properties in Tonyrefail with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2080

With just 55 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you 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 additional concerns that need to be taken into account 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.

What can I do where I am unhappy with the property lawyer who did our conveyancing in Tonyrefail?

We live in an imperfect world, and unfortunately sometimes matters do not go as planned. However there is recourse if you were unhappy with your conveyancing in Tonyrefail. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.