I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Grangetown is the location of the property. Can you offer any assistance?

Flying freeholds in Grangetown are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Grangetown you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grangetown may ascertain 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 looking into buying my first house which is in Grangetown and I am already nervous. I couldn't find anything specific about Grangetown. Conveyancing will be needed in due course but do you know about the Grangetown area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Grangetown. In the meantime here are some basic statistics that we found

We're new on the property ladder - had an offer accepted, but the property agent told us that the seller will only move forward if we instruct the agent's preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Grangetown

It is improbable the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Grangetown conveyancing lawyers - as opposed tothe ones that will give their negotiator at the agency a kickback or achieve conveyancing figures set by senior management.

I am employed by a reputable estate agency in Grangetown where we see a few leasehold sales jeopardised as a result of short leases. I have been given inconsistent advice from local Grangetown conveyancing solicitors. Can you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, 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 purchaser.

I am the registered owner of a basement flat in Grangetown, conveyancing formalities finalised December 1997. 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? Similar properties in Grangetown with an extended lease are worth £222,000. The ground rent is £50 per annum. The lease ceases on 21st October 2095

With 71 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional 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.

Whilst your website is a good idea there are many lawyers listed near Grangetown being on the lender conveyancing panel. Can you recommend a specific firm on the lender approved panel?

We are not in the business of recommending one firm above another as the right Grangetown conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Grangetown knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..