Do lenders provide you with an approved list of Porthcawl conveyancing solicitors? How do you know who is on the Aldermore conveyancing panel?

Porthcawl conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who handled the conveyancing in Porthcawl 5 years ago are no longer around. What do I do?

Assuming you have a registered title the details of your ownership will be recorded by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, find your house and order current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

Due to the encouragement of my in-laws I had a survey completed on a house in Porthcawl prior to retaining lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders may refuse to grant a loan on a flying freehold premises.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check 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 Porthcawl. Conveyancing may be slightly more expensive based on your lender's requirements.

If all goes to plan we aim to complete the disposal of our £350,000 maisonette in Porthcawl in just under a week. The management company has quoted £396 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Porthcawl?

Porthcawl conveyancing on leasehold apartments normally necessitates the purchaser’s conveyancer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to do so. They may invoice a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge invoiced by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, without which the charge is not strictly payable. In reality you have little option but to pay whatever is demanded should you wish to complete the sale of your home.

I acquired a studio flat in Porthcawl, conveyancing having been completed May 2012. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Porthcawl with an extended lease are worth £195,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2087

You have 62 years left to run we estimate the price of your lease extension to span between £17,100 and £19,800 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

We are midway through buying a property in Porthcawl. Conveyancing solicitor has told us the property is "Leasehold". Does this make a difference on the salability of the property?

Porthcawl conveyancing does not usually involve leasehold houses. The main factor here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it’s unlikely to affect the value significantly.

At the other extreme, if it's, say, 50 years it will have a material impact on the value, and probably wouldn't be acceptable to the lender. The remaining lease term and ground rent will be specified in the lease which should be made available to your conveyancer.