We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather appoint a Lisvane based conveyancing firm?

Do check but the the probability is that appoint one of their panel solicitors if you take up the "fee-free" incentive. Contact the lender to explore if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Lisvane.

I happen to be the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Lisvane. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the house in November. Do I have to wait 6 months to sell?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view mortgage companies take of it, depend on the lender as this obligation is primarily there to pick up on the purchase and immediately sell or the quick reselling of properties.

When it comes to lenders such as Santander, do Lisvane conveyancers face a yearly amount to be on the list of approved solicitors?

We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

After months of negotiation I have agreed a price on an apartment in Lisvane. My mortgage broker suggested a solicitor. I paid an advanced payment of £200. Not long after, the conveyancer called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Just had an offer accepted on a new build flat in Lisvane. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Lisvane

Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Am I better off to go with a Lisvane conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can perform the conveyancing however his firm is located 200miles drive away.

The primary upside of using a high street Lisvane conveyancing practice is that you can pop in to sign paperwork, hand in your ID and apply pressure on them if necessary. Having local Lisvane 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 used your friend and on the whole were content that must trump using an unfamiliar Lisvane conveyancing solicitor just because they are round the corner.

My wife and I purchased a leasehold flat in Lisvane. Conveyancing and HSBC Bank mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Lisvane who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Lisvane conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a 2 bed flat in Lisvane, conveyancing formalities finalised 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Lisvane with a long lease are worth £216,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2088

You have 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.