Much to our surprise we have been notified by our financial adviser that my Pentwyn solicitor is not on the lender Conveyancing panel. How can I be certain whether this is indeed the case?

Your first step should be to call your Pentwyn lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Pentwyn conveyancing practice that is on the conveyancing panel for your mortgage company.

AssumingI were to purchase a freehold housein Pentwyn for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Pentwyn?

Any savings you would make would be limited to the disbursement for searches. A lawyer is required to do the vast majority of work - money laundering, communicating with the sellers conveyancer, stamp duty return, register the property etc. A marginal saving might be made by not needing to register a mortgage however it will not be a lot.

I have been told that property searches are the primary reason for stalling in Pentwyn conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Pentwyn.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Pentwyn is the location of the property. Is there any advice you can impart?

Flying freeholds in Pentwyn are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pentwyn you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentwyn may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Harry (my fiance) and I may need to let out our Pentwyn 1st floor flat for a while due to a career opportunity. We used a Pentwyn conveyancing practice in 2001 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Pentwyn do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Leasehold Conveyancing in Pentwyn - A selection of Queries before buying

Its a good idea to find out as much as possible concerning the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to day to day matters like the tidiness of the communal areas. Enquire of other tenants what they think of their management. In conclusion, find out the dates that the maintenance fees are due to the appropriate party and precisely how they are spending the funds. The best form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this arrangement the lessees have control and although a managing agent is often employed where the building is larger than a house conversion, the managing agent is directed by the tenants.