We had chosen conveyancers based in Abercynon on the HSBC solicitor approved list. They have just billed me a further fee for handling the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. This fee is not set by HSBC but by your Abercynon conveyancing practitioner. Some firms on the HSBC panel will levy an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

Can I be sure that the Abercynon conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Abercynon seeking recommendations is a good start. 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 recommend that you speak with the lawyer carrying out your conveyancing.

I can not fathom if my mortgage offer requires a lease extension. I have called into my local Abercynon building society branch on various occasions and was told they are content with the situation and they would lend. My Abercynon conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

The conveyancing practitioner has to comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I need some quick conveyancing in Abercynon as I am under a deadline to exchange contracts in less than one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not obtaining a mortgage you are at free not to do searches although no solicitor would suggest that you don't. With plenty of history conveyancing in Abercynon the following are examples of what can show up and therefore affect future mortgageability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...

What does commercial conveyancing in Abercynon cover?

Abercynon conveyancing for business premises incorporates a wide range of advice, supplied by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

In my capacity as executor for the will of my uncle I am selling a property in Monmouth but live in Abercynon. My conveyancer (based 235 kilometers awayhas requested that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Abercynon to attest this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Abercynon

I am a negotiator for a busy estate agent office in Abercynon where we have witnessed a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Abercynon conveyancing solicitors. Could you confirm whether the seller of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I inherited a 2 bed flat in Abercynon, conveyancing formalities finalised in 2011. How much will my lease extension cost? Equivalent flats in Abercynon with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2076

With 50 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt 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 placing reliance on this information without first seeking the advice of a professional.