Me and my fiancee are acquiring our first property. Our lawyer has messagedto ask if we would like to order additional conveyancing searches. We are really unsure what's needed for conveyancing in Pencoed

The extent of Pencoed conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you properly understand what information each search could provide. Then you can decide if you consider that you need that search. Should you be uncertain, ask your property lawyer to advise.

We see that you have a post code search directory listing firms on the Principality conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Pencoed?

We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pencoed.

How does conveyancing in Pencoed differ for new build properties?

Most buyers of new build residence in Pencoed come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Pencoed typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pencoed or who has acted in the same development.

My wife and I purchased a leasehold flat in Pencoed. Conveyancing and Norwich and Peterborough Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Pencoed who previously acted has now retired. What should I do?

First contact HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Pencoed conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a basement flat in Pencoed, conveyancing formalities finalised May 1997. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Pencoed with a long lease are worth £202,000. The ground rent is £60 levied per year. The lease finishes on 21st October 2081

With 56 years left to run the likely cost is going to be between £29,500 and £34,000 as well as professional fees.

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 without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

Me and my partner have recently had an offer accepted on a apartment and had an appointment on Wednesday with the Post Office for the mortgage. They warned us that when it comes to selecting a conveyancing practitioner that if they are not on their approved list of solicitors then we will be subject to an an extra charge of £250+. This is because they would then have to select a conveyancer to act for them as well as the one we choose to act for ourselves and we are liable for their costs. I have requested the Post Office to supply me with a list so I can request quotes only from their approved conveyancers but was told they dont have such a list to hand over. Is their an easier way of going about this?

You should ask the Post Office what their criteria for joining their panel is for a conveyancer.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on mortgages for the Post Office in the past. If the answer to those is yes, then just double check with the Post Office. Another option is to use our search tool and we may be able to find you a solicitor in Pencoed on the panel for the Post Office.