We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather instruct a Ystrad Mynach based conveyancing firm?

You should check but the chances are that appoint one of their panel conveyancers where you accept the "fee-free" incentive. Speak to the bank and ask if they make available a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Ystrad Mynach.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Ystrad Mynach is the location of the property. What do you suggest?

Flying freeholds in Ystrad Mynach are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ystrad Mynach you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ystrad Mynach may determine 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 premises.

In my capacity as executor for the estate of my grandmother I am selling a property in Monmouth but live in Ystrad Mynach. My conveyancer (approximately 200 miles from mehas requested that I execute a statutory declaration before completion. Can you recommend a conveyancing lawyer in Ystrad Mynach who can witness and place their company stamp on the document?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Ystrad Mynach based

Estate agents have just been given the go-ahead to market my 2 bed apartment in Ystrad Mynach. Conveyancing has not commenced, but I have recently received a half-yearly maintenance charge demand – what should I do?

The sensible thing to do is pay the service charge as you normally would as all ground rent and maintenance payments will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a split level flat in Ystrad Mynach, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable flats in Ystrad Mynach with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2076

With only 51 years remaining on your lease we estimate the price of your lease extension to be between £30,400 and £35,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

Please specify the differing property related services that Ystrad Mynach conveyancing firms deal with?

The majority of Ystrad Mynach conveyancing firms manage to carry out various legal advice to residential and agricultural land owners, sellers, buyers, landlords and tenants helping outwith some of the following:

Residential sale conveyancing in Ystrad Mynach or throughout the rest of the country Property purchase conveyancing in Ystrad Mynach and beyond Property investment and buying to Let Help to Buy Conveyancing in Ystrad Mynach and further afield Shared ownership conveyancing nationwide rather than isolated to Ystrad Mynach Drafting in respect of rights of drainage, services, and access (Easements)