My wife and I buying a terrace house in Tonteg. Our aim is to an extension at the rear at the property.Will the conveyancing process involve investigations to determine if these works were previously refused?

Your property lawyer should review the deeds as conveyancing in Tonteg will on occasion identify restrictions in the title documents which prohibit certain alterations or require the permission of another owner. Many extensions need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

When it comes to lenders such as Nottingham, do Tonteg solicitors have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I recently had an offer agreed on an apartment in Tonteg. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £200. Not long after, the property lawyer called me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Me and my brother purchased a renovated Victorian property in Tonteg. Conveyancing lawyer acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tonteg and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.

About to purchase a new build flat in Tonteg. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Tonteg

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared.

I am a sole trader planning to take over a lease of a shop on the high street. Can you recommend lawyers offering fixed fees for non-domestic conveyancing in Tonteg for less than £2000?

We can recommend firms who have specialist knowledge of commercial conveyancing in Tonteg, including the sale and acquisition of businesses as well as simply premises. Whether you are intending to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. Regarding the fees this will depend on the structure and heads of terms of the deal. Please provide us with your contact information or telephone so as to enable us to furnish you with a fixed commercial conveyancing calculation.

In my capacity as executor for the estate of my father I am disposing of a property in Newport but reside in Tonteg. My conveyancer (based 300 miles from meneeds me to sign a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Tonteg to attest this legal document for me?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Tonteg based