I am purchasing a new build flat in Ystradgynlais. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Ystradgynlais you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ystradgynlais.

This question may be naive but I am new to the house moving as a 1st time purchaser of a garden flat in Ystradgynlais. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Ystradgynlais?

On the day of completion you do not need to go to the conveyancers office in Ystradgynlais. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you will be called to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.

I have today made my last payment due on my mortgage with . I assume I don't need a Ystradgynlais on the panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I am currently in the process of buying my council flat in Ystradgynlais. I have a mortgage offer with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

My wife and I are selling our house in Ystradgynlais and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Ystradgynlais. We have lived in Ystradgynlais for three years we know of no issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I'm refinancing my primary property to a buy to let mortgage with and intend to use the remaining equity towards a second house. The neighborhood we are looking at is Ystradgynlais. Will your conveyancers be able to act for both sets of banks and link together the transactions?

Do use our search tool on this page to ensure that the conveyancers are on the appropriate lender panels. Having checked that they are your solicitor will be able to simultaneously deal with the two transactions but you should have a chat with you lawyer and specify your expectations and needs.

I invested in buying a 2 bed flat in Ystradgynlais, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Ystradgynlais with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.