Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a ground floor flat in Llanrumney. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Llanrumney?

On the day of completion you will not be required to attend the conveyancers office in Llanrumney. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and move into your new home. This tends to happen early afternoon.

When it comes to mortgage companies such as Yorkshire BS, do Llanrumney lawyers have to pay a yearly amount to be on the list of approved solicitors?

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

We are getting a further advance on our mortgage from RBS as we wish to conduct improvements to our property in Llanrumney. Are we obliged to select a nearby Llanrumney solicitor on the RBS conveyancing panel to deal with the legals?

RBS do not ordinarily instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.

I require quick conveyancing in Llanrumney as I am under a deadline to exchange contracts within 2 weeks. Luckily I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no law firm would advise that you don't. With lots of history conveyancing in Llanrumney the following are examples of what can crop up and therefore impact the marketability of the property: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...

Is it best to appoint a Llanrumney conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can conduct the conveyancing but they are based 200miles drive away.

The benefit of a local Llanrumney conveyancing firm is that you can visit the firm to sign documents, present your ID and pester them where appropriate. Having local Llanrumney know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were content that must outweigh using an unknown Llanrumney conveyancing solicitor solely due to them being Llanrumney based.

I am hoping to complete next month on a garden flat in Llanrumney. Conveyancing lawyers have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

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

if lease has a provision for a sinking fund? Responsibility for maintaining the window frames Who has the liability to repair and maintain the main walls and foundations. It is important for you to know which party is duty bound to repair and maintenance of all parts of the block and communal areas The physical extent of the property. This will be the property itself but might incorporate a loft or cellar if applicable.

Leasehold Conveyancing in Llanrumney - Sample of Questions you should ask Prior to buying

Please note that where the lease has fewer than 80 years it will affect the marketability of the property. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you will be required to have owned the premises for 24 months in order to be entitled to carry out a lease extension. This question is helpful as a) areas can result in problems in the block as the common areas may begin to deteriorate where repairs remain unpaid b) if the leasehold owners have a dispute with the running of the building you will want to know about it Best to be warned whether changing the roof or some other major work is due in the near future to be shared between the leaseholders and may well dramatically increase the the maintenance fees or necessitate a one off invoice.

I'm remortgaging a house in Llanrumney. I have found my conveyancer's company on the CLC list, but I can't see my lawyer's name on the list. Should I be concerned?

Not every individual in the company must be listed by the regulator. As long there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unlicensed staff.