Would the conveyancing lawyers that are recommend conduct auction conveyancing in Pontcanna?

There are a number of auction solicitors we can put you in touch with those who can conduct auction conveyancing. Pontcanna is one of hundreds of locations where our lawyers are based.

Having sold my house in Pontcanna last November but our buyer keeps telephoning every few hours to say their lawyer needs to hear from mine. What should my lawyer have done following completion?

Following your disposal your conveyancer should forward the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor must also confirm that the mortgage has been paid off to the buyers solicitors. There is unlikely to be post completion procedures unique to conveyancing in Pontcanna.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Pontcanna is where the house is located. Can you shed any light on this issue?

Flying freeholds in Pontcanna are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pontcanna you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontcanna 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 residence.

In relation to leasehold conveyancing in Pontcanna what are the most frequent lease problems?

Leasehold conveyancing in Pontcanna is not unique. Most leases are drafted differently and drafting errors can result in certain sections are missing. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the premises

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Virgin Money, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.

I own a ground floor flat in Pontcanna, conveyancing formalities finalised in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Pontcanna with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2094

With just 71 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

My son is embarking on her first house purchase, he had his mortgage in principle. After the offer was accepted on flat we telephoned the bank to issue the formal offer. I was very surprised to hear that banks do not accept all lawyer, they must be on their panel, is this legal?

Lenders ordinarily restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Pontcanna lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.