We are due to move house in November. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Old St Mellons. Conveyancing lawyer was organised before I stumbled across this website.

On the afternoon of completion you can collect the keys from the property agent however this can only be done after the vendors lawyers confirm to the agent that they have the completion monies and the keys can be passed over. After that you will need to inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you locate a conveyancing in Old St Mellons or a firm with expertise in conveyancing in Old St Mellons.

Please help - my lawyer advises that chancel insurance is necessary on my purchase. What is the level of cover for Old St Mellons conveyancing?

The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

Is it the case that all Old St Mellons solicitor firms on the Santander conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be governed by the SRA. Some banks do list licenced conveyancers on their panel and in that case the practice would be governed by the CLC.

We are selling our property in Old St Mellons and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Old St Mellons. We have lived in Old St Mellons for many years we know of no issue. Should we contact our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Just had an offer accepted on a new build flat in Old St Mellons. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Old St Mellons

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared.

I am employed by a long established estate agent office in Old St Mellons where we see a few leasehold sales derailed due to short leases. I have been given conflicting advice from local Old St Mellons conveyancing firms. Can you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Old St Mellons - Sample of Queries before Purchasing

How many years remain on the lease? You will want to discover as much as possible about the company managing the building as they will either make life much easier or problematic. As the proprietor of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to every day issues such as the tidiness of the common parts. Enquire of prospective neighbours what they think of them. On a final note, find out the dates that the maintenance charges are due to the managing agents and precisely how they are spending the funds. How is the lease structured?

We are about to acquiring a house in Old St Mellons. Can our lawyer keep our transaction price private from the likes of Rightmove. How can this be done?

HM Land Registry as a matter of law obliged to specify price sold information on a register of the title for domestic properties countrywide including homes in Old St Mellons. The Title Register is a public document, so HMLR would be breaking the law if they did not allow access to the register.

In essence you can ask HM Land Registry to hide the amount paid entry but the answer would be a No.