Do lawyers request an advanced payment when it comes to conveyancing in Cardiff Bay?

Where you are retaining lawyers for conveyancing in Cardiff Bay your lawyer will request that you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the deposit is as part of the purchase price then this will be needed shortly prior to exchange of contracts. Any further balance that is needed will be payable a few days ahead of the completion date.

Just had an offer accepted on a new build apartment 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 few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cardiff Bay

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I opted to have a survey completed on a property in Cardiff Bay prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders may not issue a mortgage on such a house.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cardiff Bay. Conveyancing may be slightly more expensive based on your lender's requirements.

I want to let out my leasehold apartment in Cardiff Bay. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

The lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Cardiff Bay do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I purchased a basement flat in Cardiff Bay, conveyancing was carried out in 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Cardiff Bay with a long lease are worth £195,000. The ground rent is £45 per annum. The lease expires on 21st October 2087

With only 64 years left to run we estimate the premium for your lease extension to be between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional 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 getting professional advice.

I have been informed by various friends that it may take up to two months for Cardiff Bay conveyancing to complete.This was a month ago. The property information was only sent from the vendors property lawyer yesterday so now does it countdown?

There is no definitive time frame for conveyancing in Cardiff Bay. Conveyancing is subject to too much unpredictabilities. Cardiff Bay conveyancing searches in and of themselves could take up to month before they are received.