My husband and I are buying a newly built apartment in Gwaelod Y Garth and my conveyancer is advising me that she has to the lender to reveal incentives from the seller. I am nearing the developer’s deadline to exchange and my preference is not to delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

We are due to move house in August. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Gwaelod Y Garth. Conveyancing firm was organised before I stumbled across your page.

On the afternoon of completion you will need to collect the keys from the estate agent but this should only happen after the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you will need to advise the removal men that you are ready to move in. We are not in a position to recommend a particular removal organisation but can assist you in locating a conveyancing in Gwaelod Y Garth or a lawyer with expertise in conveyancing in Gwaelod Y Garth.

I am selling my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being a right pain. The Gwaelod Y Garth solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

After shopping around on the internet I have found a Gwaelod Y Garth solicitor having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Gwaelod Y Garth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Due to the encouragement of my in-laws I had a survey completed on a house in Gwaelod Y Garth in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some banks tend not give a loan on such a property.

It depends who your proposed lender is. Santander has different instructions from Nationwide. If you contact us we can check 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 Gwaelod Y Garth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Gwaelod Y Garth to see if the conveyancing will be more expensive.

In what way does the Landlord & Tenant Act 1954 impact my commercial property in Gwaelod Y Garth and how can your lawyers assist?

The particular law that you refer to provides protection to business tenants, granting the right to apply to court for a new tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Gwaelod Y Garth

I am tempted by the attractive purchase price for a couple of flats in Gwaelod Y Garth both have about forty five years left on the lease term. should I be concerned?

There is no doubt about it. A leasehold flat in Gwaelod Y Garth is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the value of the property. For most buyers and mortgage companies, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Gwaelod Y Garth conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a split level flat in Gwaelod Y Garth, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Gwaelod Y Garth with over 90 years remaining are worth £197,000. The ground rent is £55 per annum. The lease expires on 21st October 2080

With only 56 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.