Having been referred to your site we were going to use a conveyancing solicitor in Llanishen endorsed by you but stumbled across alternative estimates on the internet seem cheaper – how come?

You can find a variety of solicitors offering theoretically looks to be very low prices. We suggest that you think long and hard as to how important this transaction is to you that you are willing to take 'cheap' risks over the standard of the conveyancing. Many of them highlight a low quote as a headline but hide supplemental costs in the small print..

I am buying a house and the conveyancer has raised the issue of Chancel Repair to which the house may be liable because it falls into the area of such a church. She has suggested insurance. Is this strictly necessary for conveyancing in Llanishen

Unless a prior acquisition of the premises took place post 12 October 2013 you could assume that lawyers handling conveyancing in Llanishen to remain recommending a chancel search and or chancel repair liability insurance.

Have purchased a a semi-detached house in Llanishen , What is the estimated time for the Land Registry to register my title? My Llanishen conveyancing solicitor has been painfully slow, so I want to check that my purchase is recorded.

As far as conveyancing in Llanishen is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can vary according to who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. At present roughly three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected after the purchaser has moved in to the property therefore an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

I am hoping to sign contracts shortly on a garden flat in Llanishen. Conveyancing solicitors have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Llanishen should include some of the following:

You need to be told what counts as a Nuisance as far as the lease is concerned The physical ownership of the property. This will be the property itself but could also include a roof space or cellar if relevant. The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What remedies are open the freeholder should you have breached the provisions of the lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?

I inherited a 2 bed flat in Llanishen, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Llanishen with a long lease are worth £190,000. The ground rent is £65 yearly. The lease expires on 21st October 2085

With just 61 years left to run we estimate the premium for your lease extension to span between £19,000 and £22,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

Please can you explain what options are open to me if my Llanishen conveyancing searches reveals detrimental entries?

Ordinarily, most concerns arising from Llanishen conveyancing search results can be handled in advance of completion or title insurance can be put on cover. You need to note that regardless of the fact that you may be purchasing the property and may be willing to accept the search results, your lender may not, and ultimately they have the final say.