We decided to go with a Porthcawl based firm for my conveyancing in Porthcawl last week. After carefully reading the terms of engagement it is apparent thatwe are liable for fees even where the conveyance does not complete. Should I ditch them and instruct an on-line solicitor practice offering no move no charge conveyancing in Porthcawl?

It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to neutralise the conveyances that abort. You should be mindful that such offerings tend not to protect you from disbursements for instance Porthcawl conveyancing search charges.

I purchased a freehold property in Porthcawl yet invoiced for rent, why is this and what is this?

It is rare for properties in Porthcawl and has limited impact for conveyancing in Porthcawl 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 hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

Have just purchased a repossessed house at auction in Porthcawl. Conveyancing is needed. What are my next steps?

Having to in every practical sense signed on the dotted line you will need to instruct a conveyancing lawyer as a matter of priority as you will have a pending a fixed date to complete the property. Every auction property will ordinarily have a corresponding legal set of papers. This should include evidence of title and search results. In the case of leasehold property the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must pass this on to the solicitor instructed by you ASAP. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.

This question may be naive but I am unexperienced as a 1st time purchaser of a ground floor flat in Porthcawl. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Porthcawl?

On the day of completion you will not be required to attend the conveyancers office in Porthcawl. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you will be invited to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

Completion of my purchase has taken place for my property in Porthcawl. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

My friend advised me that if I am buying in Porthcawl I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually quoted for as part of the standard Porthcawl conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Porthcawl around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Porthcawl Education with plans and statistics, Local Amenities and other useful data about Porthcawl.

We expect to complete the disposal of our £250,000 flat in Porthcawl in just under a week. The freeholder has quoted £372 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Porthcawl?

Porthcawl conveyancing on leasehold maisonettes usually involves the buyer’s conveyancer submitting enquiries for the landlord to address. Although the landlord is not legally bound to respond to such questions most will be willing to do so. They are at liberty to levy a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some cases it is above £800. The management information fee required by the landlord must be sent together with a synopsis of rights and obligations in relation to administration charges, without which the invoice is technically not due. Reality however dictates that one has no choice but to pay whatever is requested of you should you wish to sell the property.

Porthcawl Leasehold Conveyancing - Sample of Queries before buying

The answer will be useful as a) areas can cause problems in the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to have all the details It is important to be aware whether changing the roof or some other significant cost is due in the near future to be shared amongst the leasehold owners and may well materially impact the level of the maintenance fees or require a specific invoice. In the main the cost for major works are not incorporated into the service charges, although there some managing agents in Porthcawl obliged tenants to contribute towards a sinking fund and this is used to offset against major repairs or maintenance.