I have given 2 months notice to my existing landlord and have to leave my let out property in Nantyglo by 10/4/2025. Conveyancing for my house purchase has just started. Is it possible to complete in 4 weeks as don't want to have to find temporary accommodation?

The normal practice is not to give notice on a rental unless exchange of contracts has taken place. If you have not previously done so, contact to your conveyancer and request that they seek the assistance the owners lawyers, try to get a realistic time scale from them that everyone will aim towards

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Nantyglo?

There are many recorded licenced Conveyancers in Nantyglo and Solicitor partnerships in Nantyglo who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We are getting a further advance on our mortgage from UBS as we intend to carry out alterations to our house in Nantyglo. Do we need to choose a local Nantyglo solicitor on the UBS conveyancing panel to deal with the legals?

UBS don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.

Leeds Building Society have agreed my mortgage in principle, my offer on a apartment in Nantyglo has been agreed to, now what?

Your property agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Call up Leeds Building Society or your broker and complete any relevant forms. Leeds Building Society will appoint a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Nantyglo.

Should my conveyancer be raising questions about flooding during the conveyancing in Nantyglo.

Flooding is a growing risk for solicitors dealing with homes in Nantyglo. Plenty of people will acquire a house in Nantyglo, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Nantyglo. The standard information sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to determine whether the premises has historically flooded. If flooding has previously occurred and is not notified by the vendor, then a buyer may bring a legal claim for losses as a result of such an incorrect answer. A buyer’s solicitors will also conduct an enviro search. This will reveal if there is a recorded flood risk. If so, further inquiries should be carried out.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Nantyglo is the location of the property. Can you shed any light on this issue?

Flying freeholds in Nantyglo are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nantyglo you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nantyglo may ascertain 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 property.

Back In 2006, I bought a leasehold flat in Nantyglo. Conveyancing and Skipton Building Society 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 1996. The conveyancing practitioner in Nantyglo who previously acted has now retired. What should I do?

First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Nantyglo conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a 1st floor flat in Nantyglo, conveyancing having been completed in 2000. 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 flats in Nantyglo with a long lease are worth £176,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2105

With just 80 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.