I am planning to move home in February. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Pontyclun. Conveyancing firm was organised prior to coming across your site.

On the day of completion you can pick up the house keys from your estate agent however this should only take place when the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. You can advise the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a conveyancing in Pontyclun or a solicitor with expertise in conveyancing in Pontyclun.

We previously instructed conveyancing lawyers with offices in Pontyclun on the Virgin Money solicitor panel. They are now charging me a further amount for handling the Virgin Money mortgage. Is this a supplemental conveyancing fee specified by Virgin Money?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner can levy a fee for this. This fee is not set by Virgin Money but by your Pontyclun conveyancing practitioner. Plenty of firms on the Virgin Money panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

I am purchasing a property in Pontyclun. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Nottingham your lawyer must follow the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease fails to comply with these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Pontyclun.

Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Pontyclun?

Many commercial conveyancing solicitors in Pontyclun will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Pontyclun. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pontyclun.

For every commercial conveyancing transaction in Pontyclun it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Pontyclun commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Pontyclun.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Pontyclun. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Pontyclun

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Last September I purchased a leasehold property in Pontyclun. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a 2 bed flat in Pontyclun, conveyancing formalities finalised 3 years ago. How much will my lease extension cost? Corresponding flats in Pontyclun with a long lease are worth £211,000. The ground rent is £50 yearly. The lease runs out on 21st October 2093

With just 68 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

Why do Pontyclun conveyancing charges are more expensive for leasehold and freehold properties?

Leasehold conveyancing in Pontyclun will often involve additional due diligence for instance fully examining the lease, communicating with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.