It is is a decade since I purchased my home in Adamsdown. Conveyancing solicitors have now been appointed on the sale but I can't find the title documents. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be retained by the lender or they may be in the possession of the conveyancers who acted in the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Adamsdown relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.

We hope to to purchase with Darlington Building Society. I popped in a couple of local companies yet am struggling to find a Adamsdown conveyancing firm on the Darlington Building Society panel. Please you assist?

Please do make the most of the search tool on this web page. Please choose the lender and type Adamsdown or your location and you will be presented with numerous conveyancers offices in Adamsdown or near you.

How difficult is it to switch firm as I need to find a firm on the Bank of Scotland conveyancing panel. I hired a family conveyancing solicitor in Adamsdown five minutes from me but the firm is not approved by Bank of Scotland

It would be our pleasure to assist you find a conveyancing solicitor in Adamsdown on the Bank of Scotland panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Adamsdown. In making use of search facility on this page, you can compare fees for conveyancing solicitors in Adamsdown and beyond.

We're FTB’s - agreed a price, but the estate agent has warned us that the seller will only issue a contract if we appoint the agent's chosen solicitors as they want a ‘quick sale’. We would rather use a local conveyancer with experience of conveyancing in Adamsdown

It is unlikely the vendors are driving this. Should the seller require ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Contact the owners directly and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to use your own,trusted Adamsdown conveyancing lawyers - not the ones that will provide their estate agent a kickback or achieve conveyancing figures pre-set by HQ.

I am looking at a two apartments in Adamsdown which have about 50 years remaining on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Adamsdown is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the marketability of the premises. For most buyers and lenders, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Adamsdown conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a studio flat in Adamsdown, conveyancing formalities finalised May 2004. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Adamsdown with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2093

You have 68 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.