Do the conveyancing solicitors that you recommend carry out right to buy conveyancing in Barry Island?

We work with a number of conveyancing lawyers who can handle right to buy conveyancing You should e-mail the conveyancers listed to secure a costs illustration.

As a first time buyer what is the most important advice you can give me about purchase conveyancing in Barry Island?

Not many law firms or advisers will tell you this but conveyancing in Barry Island and elsewhere in Vale Of Glamorgan is often a confrontational process. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and others involved in the transaction. E.g., the vendor, estate agent and sometimes your bank. Selecting a law firm for your conveyancing in Barry Island should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to protect your best interests and to keep you safe.

There is a distinct emergence of a "blame" culture- someone must be blamed for the process being so protracted. You should always trust your conveyancer above the other parties in the conveyancing process.

I am thinking of remortgaging my property in Barry Island, does my lawyer need to be on the TSB Solicitor 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 much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

How does conveyancing in Barry Island differ for newly converted properties?

Most buyers of new build premises in Barry Island contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Barry Island typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Barry Island or who has acted in the same development.

Do you have any top tips for leasehold conveyancing in Barry Island from the point of view of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Barry Island can be avoided where you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation needed by the buyers’ solicitors.
If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than unresolved. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is under 75 years. In the circumstances it is important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Barry Island state that internal structural changes or addition of wooden flooring require a licence issued by the Landlord approving such alterations. Should you fail to have the consents in place you should not contact the landlord without checking with your lawyer before hand. Many freeholders or Management Companies in Barry Island charge for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Barry Island.

I own a split level flat in Barry Island, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Barry Island with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2076

With only 50 years remaining on your lease we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. 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. You should not take any other action based on this information without first seeking the advice of a professional.