I completed on my apartment on 4 May and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Penylan said it will be formalised in a couple of weeks. Are transfers in Penylan particularly slow to register?

There is nothing unique about conveyancing in Penylan registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and whether the Land registry have to notify any third persons or bodies. At present approximately three quarters of submission are completed within 12 days but occasionally there can be longer hold-ups. Historically registration takes place once the new owner is living at the property thus registration formalities is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Penylan differ for new build properties?

Most buyers of new build or newly converted property in Penylan approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Penylan usually buy the real estate, 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 Penylan or who has acted in the same development.

Am I right to be suspicious about estate agents that I am dealing with are recommending an internet conveyancing firm rather than a High Street Penylan conveyancing practice?

As is the case with many professional services, often referrals from connections can be most helpful. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders may recommend lawyers to select. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the recommendation. You have the right to choose your own conveyancer. However, bear in mind that some banks operate an approved list of conveyancers you are obliged to use for the lender aspect of your home move.

I purchased a 1st floor flat in Penylan, conveyancing formalities finalised 1995. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Penylan with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 50

With just 50 years unexpired we estimate the price of your lease extension to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

I'm purchasing a property in Penylan. I can find my conveyancer's company on the Law Society's list, but I can't locate my lawyer's name as listed on the regulator's website. Is this a big problem?

Not all staff in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.