My partner’s mother is a property lawyer. I am hopeful that I'll be able to get friends and family fee for conveyancing, However if that does not come materialise, what level of figure should I be expecting for conveyancing in Ponthir?

It’s wise to obtain two or three conveyancing estimates. Do use our comparison tool on this page. The estimates do be different but service levels do differ between solicitors as is true with the vast majority of professional services.

Will my conveyancer be asking questions about flooding during the conveyancing in Ponthir.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Ponthir. Plenty of people will purchase a property in Ponthir, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Ponthir. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to determine whether the premises has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the vendor, then a purchaser may commence a compensation claim as a result of such an incorrect reply. The buyer’s lawyers should also order an enviro report. This should reveal if there is any known flood risk. If so, more detailed investigations should be initiated.

I'm refinancing my primary property to a BTL loan with Accord Mortgages Ltd and intend to use the remaining equity as a down payment on another house. The neighborhood we are interested in is Ponthir. Will your conveyancers be able to act for both sets of lenders and tie in the transactions?

Make use of our search tool on this site to check that the lawyers are on the relevant lender panels. Having checked that they are the solicitor should be able to tie up the two transactions but you should have a chat with you lawyer and specify your expectations and needs.

I have just appointed agents to market my ground floor apartment in Ponthir. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal given that all ground rent and service payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a ground floor flat in Ponthir, conveyancing was carried out 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Ponthir with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2097

You have 71 years left to run the likely cost is going to range between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

Finally our conveyancing in Ponthir is set to complete this Friday, however the owners I am purchasing off has asked to move out 24 hours later at afternoon. Can I accept this?

You can't complete on a Saturday because the bank systems aren't operational.