I have 70 years remaining on my lease and require a lease extension for my flat in Llanbradach. Conveyancing solicitors on the Virgin panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 29/11/2025 the requirements read as follows :

I am assisting my sister sell her flat in Llanbradach. Will the conveyancing solicitor arrange the energy assessment or it is for the owner to see to?

Following the abolition of Home Information Packs, energy assessments became a mandatory part of selling a property. An EPC must be commissioned before the property is marketed. This is not a task that solicitors ordinarily organise. Where you are using a Llanbradach conveyancing practitioner they may be willing to arrange energy assessments given their relationships with long established Llanbradach energy assessors

The formalities of my remortgage has taken place for my property in Llanbradach. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

After what feels like an age I have had an offer on a maisonette in Llanbradach accepted, but there is a chain. The vendors have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Llanbradach. What should be my next step? When do I get the mortgage application with RBS going?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Llanbradach conveyancing search fees, etc). First, you must check that your conveyancer is on the RBS approved list. Regarding the subsequent steps this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a hot market some purchasers would apply for a home loan with RBS and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.

The deeds to our house are lost. The solicitors who dealt with the conveyancing in Llanbradach 5 years ago are no longer around. What are my options?

As long as you have a registered title the information relating to your proprietorship will be documented by HMLR under a Title Number. It is easy to execute a search at the Land Registry, find your house and order up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be obtained for a small fee.

I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Llanbradach I like with a park and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Llanbradach suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

Is there a difference between surveying and conveyancing in Llanbradach?

Conveyancing - in Llanbradach or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to remedy the problems before you move in.