I bought my apartment on 11 June and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Pentwyn advises it will be concluded in less than a month. Are transfers in Pentwyn particularly slow to register?

There is nothing unique about conveyancing in Pentwyn registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. As of today roughly 80% of such applications are completed in less than three weeks but occasionally there can be longer delays. Registration occurs after the new owner has moved in to the premises so an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.

I am buying a new build apartment in Pentwyn. Conveyancing is daunting 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 conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Pentwyn

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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.

I need to find a conveyancing solicitor for my conveyancing in Pentwyn. I have discover a web site which looks to be the perfect solution If it is possible to get all the legals done via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My wife and I purchased a leasehold flat in Pentwyn. Conveyancing and mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Pentwyn who acted for me is not around. What should I do?

First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Pentwyn conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a garden flat in Pentwyn, conveyancing was carried out 1995. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Pentwyn with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease ceases on 21st October 50

With just 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Pentwyn. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Pentwyn ?

The majority of houses in Pentwyn 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. it is apparent that you are purchasing in Pentwyn so you should seriously consider looking for a Pentwyn conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your lawyer will advise you fully on all the issues.