Some advice if I may. My Blaenavon lawyer is advising me that she is duty bound toapply for Blaenavon conveyancing searches asthe firm are on the Lloydsconveyancing panel. Do I not have a choice here?

You have limited options available to you. As you are taking a home loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Blaenavon conveyancing searches.

In what way does my ID and proof of funds have anything to do with my conveyancing in Blaenavon? Why is this being asked of me?

Blaenavon conveyancing solicitors and indeed property practitioners throughout the UK have a duty under money laundering regulations to check the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).

Evidence of source of funds is also necessary under the money laundering regulations as solicitors are required to ensure that the money you are utilising to purchase a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has originated from a reputable source (such as an inheritance) and is not the fruits of illegitimate behaviour.

I am buying a new build apartment in Blaenavon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Blaenavon

There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Blaenavon is where the house is located. Can you offer any guidance?

Flying freeholds in Blaenavon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blaenavon 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 Blaenavon may decide 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 a Blaenavon lease problematic?

Leasehold conveyancing in Blaenavon is not unique. Most leases are drafted differently and drafting errors can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:

A duty to insure the building Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Bank of Scotland, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.

I inherited a studio flat in Blaenavon, conveyancing formalities finalised 8 years ago. How much will my lease extension cost? Comparable properties in Blaenavon with a long lease are worth £260,000. The ground rent is £45 per annum. The lease terminates on 21st October 2099

With only 74 years left to run the likely cost is going to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you 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.