I can see plenty of information on this site regarding conveyancing in Llandaff North but can you isolate your top tip for appointing the right conveyancer in Llandaff North

Do not opt for the cheapest Llandaff North conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

I am helping my niece sell her house in Llandaff North. Will the conveyancing solicitor order an energy assessment or should I organise this?

Following the abolition of HIPs, energy assessments was maintained a required part of selling a house. An energy performance certificate should be to hand prior to the property being marketed. It is not something that law firms normally arrange. If you are using a Llandaff North conveyancing solicitor they may help arrange energy assessments due to their relationships with long established Llandaff North energy assessors

I have a mortgage with Bank of Ireland for my property in Llandaff North. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?

You must advise Bank of Ireland before renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel solicitor.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Llandaff North. 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 legal work.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llandaff North

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Llandaff North is where the house is located. What do you suggest?

Flying freeholds in Llandaff North are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandaff North you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandaff North may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Taking into account that I am about to part with £400,000 on a terraced house in Llandaff North I wish to talk to a lawyer about mytransaction in advance of appointing the firm. Is this something that you can arrange?

Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your property ownership legalities in Llandaff North.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Llandaff North should be the amount on the final invoice that you end up paying.

Estate agents have just been given the go-ahead to market my garden flat in Llandaff North. Conveyancing has not commenced, however I have just had a yearly maintenance charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal given that all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a 2 bed flat in Llandaff North, conveyancing formalities finalised in 2008. How much will my lease extension cost? Corresponding properties in Llandaff North with a long lease are worth £186,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2076

With just 52 years unexpired we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.