Can you vouch for a Virgin Money sanctioned Bryn Y Baal conveyancing firm that can complete within under 3 weeks? Am I best advised to go for a high street Bryn Y Baal solicitor or a national firm?

We would be happy to suggest some excellent Bryn Y Baal conveyancing firms. You can also walk up the main road in Bryn Y Baal. Go in to a couple of law practices and ask to speak with a conveyancing solicitor for a quote. Mention your expectations together with your reasons and ask for a commitment on speed. Select the lawyer that you are most comfortable with.

What will a local search reveal concerning the property I am purchasing in Bryn Y Baal?

Bryn Y Baal conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays an important part in most Bryn Y Baal conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

I am looking for a leasehold apartment up to £235,500 and found one close by in Bryn Y Baal I like with amenity areas and station nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Bryn Y Baal for this price, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

We're first time buyers - agreed a price, yet the agent told us that the vendor will only go ahead if we instruct the agent's recommended lawyers as they need a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Bryn Y Baal

It is improbable the sellers are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Bryn Y Baal conveyancing lawyers - as opposed tothe ones that will provide their estate agent a referral fee or meet his conveyancing thresholds set by HQ.

Back In 2008, I bought a leasehold house in Bryn Y Baal. Conveyancing and The Mortgage Works mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Bryn Y Baal who previously acted has long since retired. What should I do?

The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Bryn Y Baal conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a leasehold flat in Bryn Y Baal, conveyancing having been completed 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Bryn Y Baal with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 yearly. The lease ceases on 21st October 2082

With just 58 years unexpired the likely cost is going to range between £23,800 and £27,400 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 a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account 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 getting professional advice.