I can't travel far from Killay. Can you please explain the reason why all Killay lawyers aren't automatically on all mortgage company panels?

Lenders normally impose restrictions on either the type or volume of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a organisation is required to have two or more partners. In addition to restricting the nature of firm, some building societies made a decision to reduce the size of their panel they allow to represent them. You should note that mortgage companies have no accountability for the standard of conveyancing given by any Killay conveyancer on their panel. Property fraud was the primary trigger for the rationalisation of conveyancing panels a few years ago even though there are differing views about whether solicitors sat at the center of that fraud. Data via the Land Registry reveal that thousands of law firms only conduct a couple of conveyances annually. Those advocating conveyancing panel cuts question why law firms should have claim to be on a lender panel when it is evident that conveyancing is not their primary expertise?

Me and my brother have a 4 bedroom Edwardian property in Killay. Conveyancing lawyer acted for me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Killay and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the conveyancing.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Killay. Conveyancing is a frightening process 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.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Killay

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared.

Is it best to use a Killay conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can deal with the conveyancing however his firm is located 400kilometers drive away.

The benefit of a high street Killay conveyancing practice is that you can attend the office to execute documents, present your identification documents and pester them where appropriate. Having local Killay know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were impressed that should surpass using an unknown Killay conveyancing solicitor solely due to them being round the corner.

I am on look out for some leasehold conveyancing in Killay. Before diving in I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Killay - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a split level flat in Killay, 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? Equivalent flats in Killay with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease ends on 21st October 2085

With only 60 years left to run we estimate the price of your lease extension to range between £20,000 and £23,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.