As someone unfamiliar with the Lisvane conveyancing process what is the number one tip you can impart for the house moving process in Lisvane

Not many law firms shout this from the rooftops but conveyancing in Lisvane and elsewhere in Cardiff is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and other parties involved in the transaction. For instance, the seller, estate agent and sometimes your mortgage company. Appointing a law firm for your conveyancing in Lisvane an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to protect your best interests and to keep you safe.

There is a definite emergence of a "blame" culture- someone has to be blamed for the process taking so long. We recommend that you should always trust your conveyancer ahead of all other parties in the home moving process.

My brother-in-law has suggested I instruct a conveyancing solicitor in Lisvane. I I would like to check whether they are accepted on the Virgin Money conveyancing panel. Could you or the lender confirm if they are on the panel?

You should phone your conveyancer and enquire whether they can act for the bank. Otherwise you can get in touch with Virgin Money who may be able to assist.

How does conveyancing in Lisvane differ for new build properties?

Most buyers of new build residence in Lisvane approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Lisvane usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lisvane or who has acted in the same development.

I have been on the look out for a flat up to £245,000 and found one near me in Lisvane I like with amenity areas and station nearby, however it only has 51 years unexpired on the lease. There is not much else in Lisvane for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan the shortness of the lease will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I am tempted by the attractive purchase price for a couple of apartments in Lisvane which have in the region of 50 years unexpired on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Lisvane is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. The majority of purchasers and banks, leases with under eighty years become less and less attractive. 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 premises 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 Lisvane conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend 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 purchased a garden flat in Lisvane, conveyancing having been completed August 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Lisvane with a long lease are worth £180,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2082

With just 59 years remaining on your lease the likely cost is going to span between £20,900 and £24,200 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should 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.