We are buying a 3 bedroom semi in Gwaelod Y Garth. The intention is to an extension at the rear at the house.Will the conveyancing process involve investigations to determine if these works are prohibited?

Your solicitor should review the registered title as conveyancing in Gwaelod Y Garth will on occasion reveal restrictions in the title documents which prohibit certain works or require the permission of another owner. Many extensions call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

I am expecting a DIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Gwaelod Y Garth solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Gwaelod Y Garth solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

I have decided to exercise my right to buy my property in Gwaelod Y Garth off the council. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

I completed on my apartment on 11 September and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Gwaelod Y Garth said it will be dealt with in less than a month. Are properties in Gwaelod Y Garth uniquely lengthy to register?

There is nothing unique about conveyancing in Gwaelod Y Garth registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any third parties. At present in the region of three quarters of such applications are completed in less than three weeks but occasionally there can be protracted delays. Registration takes place after the purchaser has moved in to the premises so 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Gwaelod Y Garth differ for newly converted properties?

Most buyers of new build premises in Gwaelod Y Garth come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Gwaelod Y Garth usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Gwaelod Y Garth or who has acted in the same development.

I am looking for a leasehold apartment up to £305k and found one close by in Gwaelod Y Garth I like with open areas and transport links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Gwaelod Y Garth in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months 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 and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

Can you offer any advice when it comes to choosing a Gwaelod Y Garth conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Gwaelod Y Garth conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Gwaelod Y Garth conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:

How familiar is the practice with lease extension legislation? Can they put you in touch with clients in Gwaelod Y Garth who can give a testimonial?

Gwaelod Y Garth Leasehold Conveyancing - A selection of Queries before Purchasing

Its a good idea to discover as much as you can regarding the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to daily matters like the tidiness of the common parts. Enquire of other tenants what they think of them. In conclusion, find out the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending the funds. The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this arrangement the tenants enjoy control and notwithstanding that a managing agent is frequently employed where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. The answer will be useful as a) areas could cause problems for the block as the common areas may start to deteriorate where services are not paid for b) if the leaseholders have an issue with the running of the building you will wish to know about it