When looking at consumer advice sites for a conveyancing lawyer in Merthyr Tydfil, most advise that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Merthyr Tydfil is one of the many areas of the UK where there are CQS lawyers.

What does a local search inform me concerning the property we're purchasing in Merthyr Tydfil?

Merthyr Tydfil conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search plays an important role in most Merthyr Tydfil conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Merthyr Tydfil is where the house is located. Can you shed any light on this issue?

Flying freeholds in Merthyr Tydfil are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Merthyr Tydfil you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merthyr Tydfil may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In what way does the Landlord & Tenant Act 1954 affect my business property in Merthyr Tydfil and how can you help?

The particular law that you refer to provides security of tenure to business lessees, giving them the dueness to make a request to court for a new lease and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Merthyr Tydfil

We are midway through buying a residence in Merthyr Tydfil. Conveyancing solicitor has told us the title is "Leasehold". Should this impact our Halifax valuation?

Merthyr Tydfil conveyancing does not normally involve leasehold houses. The main factor here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it shouldn't impact the saleability significantly.

At the other extreme, if it's, say, Sixty years it is bound to have a adverse impact on the saleability, and most likely wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be specified in the lease to be supplied to your lawyer.