I am thinking of mortgaging my flat in Tonypandy, does my lawyer have to be on the TSB Conveyancing panel?

There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I purchased a 4 bedroom Georgian house in Tonypandy. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching property. Is it worth asking Norwich and Peterborough Building Society to clarify?

You need to assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tonypandy 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 purchasers. You can also enquire as to the situation with the conveyancing lawyer who conducted the work.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Tonypandy is where the house is located. Is there any guidance you can give?

Flying freeholds in Tonypandy are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tonypandy you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tonypandy may ascertain 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.

What makes your site different to other internet conveyancing solicitors for conveyancing in Tonypandy?

At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Tonypandy. As opposed to estate agents and brokerage sites we do not have referral arrangements with solicitors. Some agents and online brokers 'recommend' the firm paying the most per referral, not the best value conveyancing in Tonypandy

What advice can you give us when it comes to appointing a Tonypandy conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Tonypandy conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Tonypandy conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

How experienced is the practice with lease extension legislation? If the firm is not ALEP accredited then what is the reason?

Leasehold Conveyancing in Tonypandy - Sample of Queries before buying

You should be aware if it is fewer than 80 years it will have adverse implications on the value of the apartment. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and it is worth discovering how much this would cost. For most Tonypandylease extensions you will be required to have owned the residence for two years in order to be eligible to carry out a lease extension. In the main the outlay for major works tend not to be incorporated into the maintenance charges, although there some managing agents in Tonypandy require tenants to contribute towards a sinking fund created for the specific purpose of building a fund for major works. What restrictions are there in the Tonypandy Lease?