This question may be naive but I am new to the process as FTB of a two bedroom flat in Gwaelod Y Garth. Do I receive the keys to the premises on the completion date from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Gwaelod Y Garth?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s conveyancers, and once they have received this, you will be invited to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Gwaelod Y Garth solicitor on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I am currently in the process of buying my council flat in Gwaelod Y Garth. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

It has been four months following my purchase conveyancing in Gwaelod Y Garth concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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.

I am looking to sell my home. My former solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Gwaelod Y Garth if that affects matters.

Do use our search tool to help you choose a solicitor for your conveyancing in Gwaelod Y Garth. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.

We're new to the buying process - had an offer accepted, but the estate agent advised that the seller will only issue a contract if we use their chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Gwaelod Y Garth

We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Gwaelod Y Garth conveyancing lawyers - as opposed tothe ones that will provide the estate agent a referral fee or hit his conveyancing thresholds set by head office.

I've recently bought a leasehold house in Gwaelod Y Garth. Do I have any liability for service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a ground floor flat in Gwaelod Y Garth, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Gwaelod Y Garth with an extended lease are worth £181,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2073

You have 51 years unexpired we estimate the price of your lease extension to range between £30,400 and £35,200 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.