My previous solicitor has sent a quote for £1350 for freehold conveyancing in Treforest. I am hoping to downsize from a purpose built house for £250,000. Is this over the top? Is it above what I should be paying for conveyancing in Treforest?

The charges are a little high. If you shop around you may be able to shave off some of the cost by perhaps £125. That being said, you maylive to rue choosing an a cheaper solicitor. Don't forget to check that the solicitor can represent your bank. You can use our search tool to choose a Treforest conveyancing practice on the banks conveyancing panel which can often include conveyancing solicitors in Treforest.

I have given 2 months notice to my current landlord and have to be out of my rented apartment in Treforest by 13/1/2025. Conveyancing for my house purchase has just started. Is it possible to complete in a couple of weeks as I wish to avoid having to find short term accommodation?

Generally one should not serve notice for your lease unless exchange of contracts has taken place. Assuming that you have not previously done so, speak to your lawyer and request that they seek the assistance the other side, try to get a realistic time scale from them that all parties will work to achieve

We are getting a further advance on our mortgage from Skipton as we intend to conduct improvements to our home in Treforest. Do we need to choose a local Treforest solicitor on the Skipton conveyancing panel to deal with the legals?

Skipton would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.

It is not clear whether my lender requires a lease extension. I have called my Treforest bank branch on numerous occasions and was advised it wasn't a problem and they would lend. My Treforest conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the property lawyer is on the mortgage company approved list, they must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being difficult. The Treforest solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have justbeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Treforest for a purchase of a freehold house 9 months ago. How can I establish that my home is in my name in the name of the previous owner?

The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Treforest conveyancing specialists.

I today plan to offer on a house that appears to meet my requirements, at a great price which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Treforest. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Treforest ?

Most houses in Treforest are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Treforest so you should seriously consider looking for a Treforest conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer will advise you fully on all the issues.