I am under pressure from the executor of a property in Pentwyn to complete within four weeks. What can I do to speed up matters?

In the event that the seller is applying time constraints for your conveyancing we would recommend that your conveyancer is familiar with the area as they will benefit local relationships and know-how. It is possible that they may have conducted previoushouses in the same street. You would be best advised to use a Pentwyn conveyancing solicitor. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is estimated that just under twenty per cent of Pentwyn conveyancing transactions are suspended or derailed after finding out that a purchaser’s solicitor was not on their banks member panel. This can often result in the conveyancing being frustrated by almost 21 days. It is believed that this issue impacts in the region of 100,000 home sales every year. Almost all Pentwyn conveyancing firms can not represent certain lenders so do check at the outset.

Are the Pentwyn conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?

Pentwyn conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

I am assisting my aunt sell her property in Pentwyn. Will the conveyancer arrange an energy performance certificate or it is for the owner to see to?

Following the abolition of Home Information Packs, energy assessments was kept a mandatory element of selling a house. An EPC must be commissioned prior to the property being marketed. It is not as aspect of the sale process that conveyancers ordinarily arrange. If you are using a Pentwyn conveyancing lawyer they might be willing to arrange energy assessments due to their contacts with reputable local assessors

is it true that all Pentwyn conveyancing solicitors on the Coventry BS conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

My partner and I have arranged the release of further monies on our home loan from Lloyds as we intend to carry out alterations to our house in Pentwyn. Do we need to appoint a bricks and mortar Pentwyn solicitor on the Lloyds conveyancing panel to handle the legals?

Lloyds don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.

How does conveyancing in Pentwyn differ for new build properties?

Most buyers of new build premises in Pentwyn contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Pentwyn tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pentwyn or who has acted in the same development.

I only have 68 years left on my lease in Pentwyn. I now want to get lease extension but my landlord is can not be found. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the landlord. In some cases a specialist would be useful to conduct investigations and to produce an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the application to the County Court covering Pentwyn.

I inherited a 1st floor flat in Pentwyn, conveyancing having been completed 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Pentwyn with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2084

With 60 years unexpired we estimate the price of your lease extension to span between £20,000 and £23,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.