I am currently in the process of buying my council flat in Reynoldston. I have a mortgage offer with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being problematic. The Reynoldston solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

have agreed my mortgage in principle, my offer on a house in Reynoldston has been agreed to, what are the next steps?

The property agent will want to be informed of your 's details (ensure that the are on the bank’s approved list). Call up or your broker and finish off any outstanding paperwork. will sellect a valuer who will get in contact with the selling agent or owners to book a time for the valuation to happen. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. will send the offer to you and your . The transaction will then take it’s course according the nature and complexity of the conveyancing in Reynoldston.

I used Arc property Solicitors several years past for my conveyancing in Reynoldston. Now, I need the documents but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Reynoldston of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Reynoldston is the location of the property. Can you offer any guidance?

Flying freeholds in Reynoldston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Reynoldston you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Reynoldston may ascertain 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 residence.

In what way can the Landlord & Tenant Act 1954 impact my business premises in Reynoldston and how can you help?

The 1954 Act affords a safeguard to commercial tenants, granting the legal entitlement to apply to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Reynoldston

Having had my offer accepted I require leasehold conveyancing in Reynoldston. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Reynoldston - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a split level flat in Reynoldston, conveyancing having been completed 1995. Can you work out an approximate cost of a lease extension? Equivalent flats in Reynoldston with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.