My husband and I are purchasing a newly built duplex in Torfaen and my conveyancer is advising me that she is duty bound to the bank to reveal incentives from the developer. I am nearing the developer’s deadline to sign contracts and I would rather not prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Torfaen is the location of the property. Can you offer any assistance?

Flying freeholds in Torfaen are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Torfaen you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Torfaen may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

What makes your site different to other web based conveyancing brokers for conveyancing in Torfaen?

At this site obtain an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Torfaen. As opposed to estate agents and brokerage sites we do not charge firms a fee if you appoint them for your property ownership legalities in Torfaen

My husband and I are new to the buying process - agreed a price, but the selling agent advised that the seller will only proceed if we use the agent's recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a family conveyancer used to conveyancing in Torfaen

It is improbable the sellers are driving this. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Torfaen conveyancing lawyers - as opposed tothose that will earn their negotiator at the agency a commission or hit his conveyancing targets demanded by senior management.

My husband and I may need to sub-let our Torfaen ground floor flat for a while due to a new job. We used a Torfaen conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Torfaen do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I own a 1st floor flat in Torfaen, conveyancing having been completed February 2012. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Torfaen with over 90 years remaining are worth £176,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2105

With only 80 years unexpired we estimate the price of your lease extension to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.