Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Taffs Well is the location of the property. Can you shed any light on this issue?

Flying freeholds in Taffs Well are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Taffs Well you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Taffs Well may determine 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.

How can the Landlord & Tenant Act 1954 impact my commercial premises in Taffs Well and how can you help?

The particular law that you refer to affords a safeguard to business lessees, giving them the dueness to apply to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Taffs Well is one of the many areas of the UK in which our lawyers are located

I am a fortnight into a residential purchase having been recommend to a firm by the selling agent to handle our conveyancing in Taffs Well. I am not happy. Can you help me find new conveyancers?

A solicitor would have to be really bad to suggest changing them. Has the loan offer been generated? If so you need to inform them of the new conveyancer and ensure the mortgage documents are re-issued. Your solicitor ideally should be on the lenders panel to avoid escalating charges and frustration. That should be your starting point. The find a solicitor tool will assist you in finding a bank approved conveyancer for your conveyancing in Taffs Well

Back In 2001, I bought a leasehold flat in Taffs Well. Conveyancing and Clydesdale mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Taffs Well who previously acted has long since retired. Do I pay?

First make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Taffs Well conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a 1 bedroom flat in Taffs Well, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Taffs Well with a long lease are worth £186,000. The ground rent is £55 yearly. The lease runs out on 21st October 2077

With 52 years remaining on your lease we estimate the price of your lease extension to be between £29,500 and £34,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

What type of conveyancing matters do Taffs Well conveyancing solicitors provide?

On the whole Taffs Well conveyancing organisations can carry out various assistance to domestic and agricultural land owners, vendors, investors, landlords and tenants assistingwith some of the following:

Private sale conveyancing in Taffs Well and across the country Residential purchase conveyancing in Taffs Well and countrywide Adverse Possession claims where you are occupying an area of land adjacent to your property and using this as your own - advise on the potential for making a claim to ownership of that land Missing title deeds, including reconstitution of the deeds or rectification at HMLR. Taffs Well conveyancing for property forfeited by a lending institution Buying a brand new house or apartment