I am need of leasehold conveyancing for a flat in a fairly new development (6 years built) in Pontyclun. 95% of the flats are already sold. Is it really necessary to order conveyancing searches as part of conveyancing in Pontyclun?

You would be opening yourself up to an unnecessary risk in refusing to carrying out Pontyclun conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. If time pressures and expenses are primary concerns you should consider with your solicitor about the possibility of search insurance

Having sold my house in Pontyclun last September yet the purchaser is telephoning me to say their conveyancer is waiting to hear from mysolicitor. What should have happened now that I have sold?

Post completion of your disposal your solicitor is obliged to send the transfer deeds and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There are no post completion formalities unique to conveyancing in Pontyclun.

I am looking for a flat up to £245,000 and identified one round the corner in Pontyclun I like with a park and transport links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Pontyclun suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I am using a search engine for the term on line conveyancing in Pontyclun it shows results of many solicitorsin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for my move?

The ideal method of finding the right conveyancer is through a personal testimonial, so ask colleagues and relatives who have bought a property in Pontyclun or the local estate agent or mortgage broker. Costs for conveyancing in Pontyclun differ, so it's a good idea to obtain at least three estimates from different law firms. Make sure that you clarify what costs in the quote includes.

At what stage do I cover the costs of stamp duty due for my Pontyclun property purchase?

Your conveyancing practitioner will fill out a Land Transaction Return Form on your behalf as part of your Pontyclun conveyancing transaction for signature. After completion your property lawyer will submit the STL application to the Inland Revenue and - assuming they have the money - discharge any tax bill liability on your behalf.