Can I use your services to find a Conveyancing solicitor in Ystalyfera even if I’m not buying or disposing of a house, for instance where I want to buy a shop in Ystalyfera with a loan from Virgin Money?

Our search tool is predominantly utilised to help choose domestic conveyancing solicitors in Ystalyfera but we have set out towards the end of this page a few Ystalyfera commercial conveyancing firms. You should speak with the solicitors directly to check if they are also authorised to represent Virgin Money

How can we tell if a Ystalyfera conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Ystalyfera seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.

I currently have a mortgage with Co-operative for my property in Ystalyfera. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?

Your original mortgage agreement with Co-operative will provide that you need their approval prior to renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel lawyer.

The formalities of my remortgage has taken place for my property in Ystalyfera. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Over the last few months I have been searching for a ground for flat up to £305k and identified one near me in Ystalyfera I like with open areas and station in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Ystalyfera in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a mortgage the shortness of the lease may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Ystalyfera and how can you help?

The 1954 Act gives a safeguard to commercial leaseholders, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Ystalyfera is one of the many areas of the UK in which the firms we work with are located

All being well we will complete our sale of a £450,000 garden flat in Ystalyfera on Tuesday in a week. The managing agents has quoted £324 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Ystalyfera?

Ystalyfera conveyancing on leasehold maisonettes normally necessitates the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries the majority will be content to do so. They are at liberty to charge a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge required by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration charges, otherwise the charge is not strictly payable. Reality however dictates that one has no choice but to pay whatever is demanded if you want to sell the property.

I invested in buying a ground floor flat in Ystalyfera, conveyancing having been completed July 2011. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Ystalyfera with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2105

With 80 years unexpired we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.