I was advised yesterday by my broker that my Grangetown solicitor is not on the mortgage company Solicitor panel. How can I be sure if this is correct?

Your first step should be to contact your Grangetown lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

I am assisting my sister sell her flat in Grangetown. Does the conveyancing solicitor order an energy performance certificate or should I organise this?

Following the demise of HIPs, energy assessments became a required part of moving house. An energy performance certificate needs to be commissioned before the property is marketed. It is not a task that law firms ordinarily arrange. Where you are using a Grangetown conveyancing practitioner they may be willing to arrange energy performance certificates due to their relationships with long established local accredited person

I am the only recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Grangetown. The Grangetown property was put into my name in August. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in August. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many mortgage companies would take a pragmatic view as this obligation is primarily there to capture the purchase and immediately sell or the quick reselling of properties.

We have agreed to purchase a house in Grangetown. One unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Coventry BS your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Grangetown.

I am looking for a leasehold apartment up to £305k and identified one near me in Grangetown I like with open areas and railway links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Grangetown suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

I'm refinancing my existing house to a buy to let mortgage with Nationwide Building Society and I will use the rest of the raised equity as a down payment on a second property. The location we are interested in is Grangetown. Will your lawyers be able to act for the two lenders and link together the two deals?

Do use our search tool on this site to be sure that the solicitors are on the appropriate lender panels. Assuming that they are the solicitor will be able to connect the two deals but you should have a chat with you conveyancer and communicate your desired outcome and needs.

I am intending to let out my leasehold apartment in Grangetown. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Your lease governs the relationship between the freeholder and you the leaseholder; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Grangetown do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

Grangetown Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing

It is important to be aware whether a new roof is being put on or some other significant cost is due in the foreseeable future that will be shared by the leasehold owners and could well materially increase the the service costs or necessitate a one off invoice. Who is in charge of the block?