We chose a Gwaelod Y Garth based solicitor for our conveyancing in Gwaelod Y Garth today. After carefully reading the Terms and Conditions I noteI am on the hook for costs even if the sale doesn't happen. Would I be best advised to select a web based firm advertising no completion no charge conveyancing in Gwaelod Y Garth?

Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to neutralise the cases that abort. Do bear in mind that such offerings tend not to cover outlay for example Gwaelod Y Garth conveyancing search charges.

Various online forums that I have frequented warn that are the number one reason for delay in Gwaelod Y Garth house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Gwaelod Y Garth.

About to purchase a new build apartment in Gwaelod Y Garth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Gwaelod Y Garth

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

We're first time buyers - agreed a price, but the selling agent informed us that the seller will only proceed if we appoint the agent's preferred conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Gwaelod Y Garth

We suspect that the seller is unaware of this demand. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Bypass the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to instruct your preferred Gwaelod Y Garth conveyancing lawyers - not the ones that will provide the estate agent a referral fee or achieve conveyancing thresholds pre-set by HQ.

Do you have any advice for leasehold conveyancing in Gwaelod Y Garth from the perspective of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Gwaelod Y Garth can be reduced if you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation needed by the buyers’ conveyancers.
The majority of landlords or managing agents in Gwaelod Y Garth levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Gwaelod Y Garth. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Gwaelod Y Garth state that internal structural changes or laying down wooden flooring require a licence from the Landlord approving such alterations. Where you fail to have the consents in place you should not contact the landlord without contacting your conveyancer in advance. A minority of Gwaelod Y Garth leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. You may think that you are aware of the number of years left on your lease but you should verify this via your conveyancers. A purchaser's conveyancer will not be happy to advise their client to where the remaining number of years is below 75 years. In the circumstances it is important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

I acquired a 2 bed flat in Gwaelod Y Garth, conveyancing was carried out in 2006. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Gwaelod Y Garth with over 90 years remaining are worth £255,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2094

With just 73 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.