The Cardiff Bay conveyancing firm handling our Cardiff Bay conveyancing has identified a discrepancy between the assumptions in the valuation survey and what is revealed within the legal papers for the property. My solicitor says that he needs to check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

2 months have gone by since my purchase conveyancing in Cardiff Bay took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase a new build flat in Cardiff Bay. Conveyancing is daunting 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 can expect your new-build leasehold conveyancing in Cardiff Bay

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one near me in Cardiff Bay I like with a park and station nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Cardiff Bay suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

I am using a search engine for the term on line conveyancing in Cardiff Bay it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the suitable property lawyer for the sale of my house?

The best method of seeking a suitable conveyancer is via trusted testimonial, so seek the counsel of friends and family who have purchased a property in Cardiff Bay or the respected estate agent or financial adviser. Fees for conveyancing in Cardiff Bay vary, so it's sensible to obtain a minimum of three estimates from different property lawyers. Be sure to obtain confirmation what costs in the quote includes.