My wife and I are buying a flat in Llantwit Major. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to send funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Can I be sure that the Llantwit Major conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Llantwit Major obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your conveyancing.

We were going to get a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Llantwit Major solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Llantwit Major solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I am buying a new build house in Llantwit Major benefiting from help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my conveyancer about this side-deal as it may jeopardize my loan with Clydesdale. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a flat up to £305k and found one close by in Llantwit Major I like with open areas and railway links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Llantwit Major in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

I am a negotiator for a reputable estate agency in Llantwit Major where we have witnessed a number of flat sales derailed as a result of short leases. I have been given contradictory information from local Llantwit Major conveyancing firms. Please can you shed some light as to whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Llantwit Major Leasehold Conveyancing - A selection of Questions you should consider Prior to buying

In the main the cost for major works tend not to be built into the service charges, although some managing agents in Llantwit Major obliged leasehold owners to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. The prefered form of lease structure is a share of the freehold. In this scenario the tenants enjoy being in charge if their destiny and even though a managing agent is frequently employed if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Is there a share of the freehold?

Can you confirm the spectrum of conveyancing undertaken by Llantwit Major conveyancing firms?

Generally most Llantwit Major conveyancing organisations will handle various services to home and land proprietors, vendors, investors, landlords and tenants and you can expect them to help you with some of the following services:

Home sale conveyancing in Llantwit Major or throughout the rest of the country Residential purchase conveyancing in Llantwit Major and throughout England and Wales Land Registry applications (adverse possession, lost deeds) Property transactions following matrimonial or relationship splits Right to Buy from a local council Key worker schemes