I am nearing an exchange on a property in Tal y bont and my parents have sent the 10% deposit to my solicitor. I am now informed that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your property lawyer is duty bound to check with mortgage company to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

What does my ID and proof of funds have anything to do with my conveyancing in Tal y bont? Is this really necessary?

Tal y bont conveyancing solicitors as well as nationwide property lawyers accross the UK have a duty under money laundering regulations to verify the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to supply two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).

Proof of the origin of funds is also required in accordance with the money laundering statutes as lawyers are obliged to ensure that the money you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase price where you are buying without a mortgage) has come from legitimate source (such as an inheritance) and is not the product of illegitimate activity.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Tal y bont. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?

Where you plan to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.

How does conveyancing in Tal y bont differ for newly converted properties?

Most buyers of new build or newly converted property in Tal y bont come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Tal y bont typically buy the real estate, 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 conveyancers 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 Tal y bont or who has acted in the same development.

I am in need of some leasehold conveyancing in Tal y bont. Before I set the wheels in motion I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and almost all are in Tal y bont - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 1 bedroom flat in Tal y bont, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Tal y bont with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2075

You have 51 years unexpired the likely cost is going to range between £30,400 and £35,200 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.