I am buying a house without a mortgage in Miskin. I have lived for the previous 15 years in Miskin. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then the vast majority of the Miskin conveyancing searches are non-obligatory. Your lawyer will try and steer you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. Do bear in mind; if you are likely to sell the house at a future date, it may be of relevance to your prospective purchaser what the searches determine. On occasion houses with day to day issues can still reveal negative search results. A good conveyancing solicitor in Miskin will be able to give you some helpful advice concerning this.

I am the registered owner of a freehold property in Miskin yet pay rent, why is this and what is this?

It’s unusual for properties in Miskin and has limited impact for conveyancing in Miskin but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

I opted to have a survey carried out on a property in Miskin in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some banks will not grant a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different instructions from Nationwide. If you e-mail us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Miskin. Conveyancing may be slightly more expensive based on your lender's requirements.

Am I right to be concerned by brokers that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Miskin conveyancing firm?

As with many professional services, often referrals from family and friends can be worth their weight in gold. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders might all suggest conveyancers to retain. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the recommendation. You are free to appoint your preferred conveyancer. Don't forget that many mortgage providers have an approved list of solicitors you are obliged to use for the mortgage aspect of your conveyancing.

I am hoping to buy a repossessed flat in Miskin and the mortgagee in possession demand completion within a month. Can a lawyer complete in this timeframe? Would it be better to select a local Miskin firm or an online organisation that professes to offer speedy conveyancing?

Attend your Miskin high street. Go in to two or three companies and ask to talk to a conveyancing solicitor for a quote. Discuss your needs and try and obtain assurances on time frames. Choose the firm that comes across as most efficient. Make sure to select a lawyer on the panel of solicitors approved by your lender.