Find a Lender-Approved Local Conveyancer in Tonteg

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Choosing the right solicitor is the most important decision when it comes to your Tonteg house move

Reasons to use our Tonteg conveyancing solicitors

  • 1 Using a local Solicitor usually results in a more bespoke service. When using a large conveyancing firm, you tend to be looked after by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 2 Firms that specialise in conveyancing in Tonteg regularly deal withlocal concerns specific to Tonteg and therefore you may benefit from better advice and speedier conveyancing.
  • 3 Low cost packages from online conveyancers might be tempting. However, these organisations are often located hundreds of kilometers away with limited understanding of the factors that affect property transactions in Tonteg
  • 4 Excellent communication and pure property expertise are key benefits that you should value when choosing conveyancing solicitors. Tonteg home moves can become a lot more complicated due to lack of transparency between all the parties. The lawyers we work with ensure that the lines of communication are open and act on arising issues and developments quickly.
  • 5 Tonteg solicitor are the key to a successful Tonteg home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your transaction

Examples of recent conveyancing in Tonteg since November 2024*

Recently asked questions about conveyancing in Tonteg

I own a freehold property in Tonteg but nevertheless pay rent, why is this and what is this?

It is rare for properties in Tonteg and has limited impact for conveyancing in Tonteg but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

We are purchasing a house and the lawyer has referenced Chancel Repair for which the house could be obligated to pay given it’s proximity to the area of such a church. He has recommended insurance. Is this really warranted for conveyancing in Tonteg

Unless a previous purchase of the premises took place post 12 October 2013 you may assume that lawyers handling conveyancing in Tonteg to continue to propose a a chancel search and or insurance against a claim.

I have recentlybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Tonteg for a purchase of a freehold house 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The quickest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tonteg conveyancing specialists.

Just had an offer accepted on a new build apartment in Tonteg. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Tonteg

    There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Tonteg is where the house is located. Is there any guidance you can give?

Flying freeholds in Tonteg are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tonteg you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tonteg may determine 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.

I am a negotiator for a busy estate agent office in Tonteg where we see a number of flat sales put at risk due to short leases. I have been given contradictory information from local Tonteg conveyancing solicitors. Can you confirm whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a 1 bedroom flat in Tonteg, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Tonteg with over 90 years remaining are worth £216,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2094

You have 69 years unexpired the likely cost is going to span between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is 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 detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

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Residential Landlord and Tenant Conveyancing solicitors in Tonteg

The firms listed below are a non-comprehensive list of solicitors in Tonteg specialising in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Pje Solicitors, 115 Broadway, Treforest, Pontypridd, Mid Glamorgan, CF37 1BE
  • Neil Foley & Co, 112 Broadway, Treforest, Pontypridd, Rhondda Cynon Taff, CF37 1BE
  • Devonalds, York House, Courthouse Street, Pontypridd, Mid Glamorgan, CF37 1JW
  • Lancasters Solicitors, 11a-12a Market Street, Pontypridd, Mid Glamorgan, CF37 2ST
  • Spicketts Battrick Law Practice, 3/4 Gelliwastad Road, Pontypridd, Mid Glamorgan, CF37 2AU

Commercial Conveyancing solicitors in Tonteg regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Tonteg specialising in commercial conveyancing in Tonteg. This should include advice on taking a commercial lease as a tenant
  • Pje Solicitors, 115 Broadway, Treforest, Pontypridd, Mid Glamorgan, CF37 1BE
  • Neil Foley & Co, 112 Broadway, Treforest, Pontypridd, Rhondda Cynon Taff, CF37 1BE
  • Devonalds, York House, Courthouse Street, Pontypridd, Mid Glamorgan, CF37 1JW
  • Lancasters Solicitors, 11a-12a Market Street, Pontypridd, Mid Glamorgan, CF37 2ST
  • Kim Collings Solicitors, 1st Floor, 32 Gelliwastad Road, Pontypridd, Mid Glamorgan, CF37 2BN

Transfer of Equity conveyancing in Tonteg is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Following instructions from the mortgage company (if applicable)
  • Negotiating the terms of the transaction
  • Preparing the Transfer or approving draft Transfer
  • Agreeing adjustments to the draft Transfer
  • Communicating with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing monies to relevant parties
  • Completing and submitting to HM Revenue and Customs the appropriate Land Tax forms and payment
  • Registering the transfer of ownership and the home loan (where relevant) at the HMLR.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.