Me and my fiancee are acquiring our first home. Our solicitor has e-mailedto ask if we want to purchase supplemental conveyancing searches. We are really unsure what's relevant for conveyancing in Hengoed

The type of Hengoed conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your familiarity of the area and risks, your general appetite to risk. What matters is that you properly comprehend what information each search could supply. You may then make a decision if you personally think you need that search. If unclear, ask your lawyer to advise.

I used Action Conveyancing several years ago for my conveyancing in Hengoed. Now, I need the documents however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hengoed of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Hengoed is where the house is located. Is there any advice you can give?

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

I am looking at a two maisonettes in Hengoed both have approximately forty five years left on the lease term. Will this present a problem?

There are no two ways about it. A leasehold flat in Hengoed is a wasting asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. For most buyers and lenders, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Hengoed conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I inherited a leasehold flat in Hengoed, conveyancing having been completed in 1995. Can you work out an approximate cost of a lease extension? Comparable flats in Hengoed with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2094

You have 70 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information 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. Neither should you take any other action placing reliance on this information without first getting professional advice.

I acquired a house in Hengoed last 15/9/2023 and to date it is still not recorded with HM Land Registry. It is part of a development site and my conveyancing practitioner told me that it can take one year to complete the registration formalities. I have spoken with HM Land Registry directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?

Call your lawyer - Where you are unsatisfied with the responses, find out about their internal complaints procedure and amplify your concerns to a Complaints Manager. Registrations for Hengoed conveyancing are not known to be especially complex.