My flat in Llandaff is up for sale and I have accepted an offer. Does the property lawyer have to be on the Yorkshire BS conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.

This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Llandaff. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Llandaff?

On the day of completion you do not need to go to the conveyancers office in Llandaff. Conveyancing lawyers for you will transfer the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the property Agents and move into your new home. Usually this happens early afternoon.

My wife and I purchasing a terrace house in Llandaff. We would like to an extension at the rear at the house.Will legal work on the property include enquiries to determine if these alterations are allowed?

Your property lawyer will review the deeds as conveyancing in Llandaff can on occasion reveal restrictions in the title documents which prohibit categories of alterations or need the permission of another owner. Some additions call for local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.

After what seems like an age I have had an offer on a maisonette in Llandaff accepted, the sellers do however have an associated purchase. The sellers have put an offer on somewhere, but it’s not yet agreed to, and are looking at other properties booked. I have selected a local conveyancing solicitor in Llandaff. What should be my next step? At what point do I apply for the mortgage with Principality?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Llandaff conveyancing search charges, etc). The first course of action is to check that your property lawyer is on the Principality approved list. Regarding the subsequent stages this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a rising market many purchasers will apply for the mortgage with Principality and arrange for the valuation and only if it comes back ok would they pay their solicitor to move forward with the conveyancing in Llandaff.

I am looking to sell my property. My former solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Llandaff if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Llandaff. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I today plan to offer on a house that seems to be perfect, at a great figure which is making it more attractive. I have just been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Llandaff. Conveyancing advisers have not yet been instructed. Will they explain the issues?

Most houses in Llandaff are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Llandaff so you should seriously consider shopping around for a Llandaff conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your lawyer should report to you on the legal implications.

Llandaff Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

Best to be warned if window replacement or some other major work is coming up that will be shared amongst the leaseholders and may well materially impact the level of the maintenance fees or require a specific payment. Be sure to find out if there is anything that is prohibited in the lease. By way of example it is reasonably common in Llandaff leases that pets are not permitted in in a block in Llandaff. If you love the flatin Llandaff however your dog can’t make the move with you then you have a very hard compromise. How is the lease structured?

Are there any specific advantages to using a local solicitor in Llandaff

Home movers in Llandaff select a nearby high street conveyancing practitioner so that they can attend the lawyer’s offices just in case they have questions, and to deliver mortgage deeds rather than run the risk of relying on the post.

One could argue that there is a slight benefit when opting for a conveyancer nearby to the premises you are buying, due to the knowledge of the area and potential local issues - yet this is moot. Most conveyancers are now via email and could be almost anywhere.