We are selling our apartment in Llanbradach. Does the property lawyer have to be on the Principality conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

Just bought a semi-detached house in Llanbradach , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Llanbradach conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.

There is nothing unique about conveyancing in Llanbradach registration formalities. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today roughly 80% of submission are fully addressed within two weeks but some can be subject to extensive delays. Registration is effected after the new owner is living at the property so 'speed' is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.

I opted to have a survey carried out on a property in Llanbradach ahead of instructing solicitors. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks may refuse to grant a loan on such a home.

It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llanbradach. Conveyancing will be smoother if you use a solicitor in Llanbradach especially if they are accustomed to such properties in Llanbradach.

Last December I purchased a leasehold house in Llanbradach. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a 2 bed flat in Llanbradach, conveyancing was carried out August 1998. How much will my lease extension cost? Corresponding properties in Llanbradach with an extended lease are worth £186,000. The ground rent is £55 levied per year. The lease terminates on 21st October 2076

With only 52 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 as well as legals.

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 a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

How and when do I incur the Stamp Duty Land Tax chargeable for my Llanbradach property purchase?

The conveyancer will fill out a stamp duty return for you as part of your Llanbradach conveyancing transaction for you to sign. On completion your lawyer will submit your STL application to the Inland Revenue and - as long as they have the money - discharge any land tax due on your behalf.