All was ready to move into my new home in Pontcanna next Friday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not limited to conveyancing in Pontcanna.

Have completed on a a detached house in Pontcanna , What is the estimated time for the Land Registry to register my ownership? My Pontcanna conveyancing solicitor works at snail pace, so I want to be sure that my purchase is recorded.

As far as conveyancing in Pontcanna registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry communicate with any interested parties. Currently approximately 80% of submission are completed in less than three weeks but occasionally there can be extensive delays. Historically registration occurs after the buyer is living at the property so registration formalities is not typically top priority yet where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.

I'm purchasing a new build house in Pontcanna with a mortgage from Santander. The builders would not reduce the price so I negotiated 6k of additionals instead. The sale representative advised me not inform my conveyancer about the deal as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Given that I am about to spend £400,000 on a garden flat in Pontcanna I would like to have a conversation with the solicitor about mytransaction ahead of giving the go ahead to the firm. Can this be arranged?

Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your property ownership legalities in Pontcanna.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Pontcanna should be the figure that you end up paying.

My wife and I purchased a leasehold house in Pontcanna. Conveyancing and The Mortgage Works mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Pontcanna who acted for me is not around. What should I do?

First contact HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Pontcanna conveyancing firm to do this as it can be done on-line for less than a fiver. 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.

Pontcanna Conveyancing for Leasehold Flats - A selection of Queries before buying

It would be wise to enquire if there is anything that is prohibited in the lease. By way of example it is very common in Pontcanna leases that pets are not allowed in in a block in Pontcanna. If you like the propertyin Pontcanna yet your dog can’t move with you then you will be faced hard compromise. How much is the ground rent and service charge? Many Pontcanna leasehold apartments will be liable to pay a service charge for the upkeep of the block invoiced by the management company. Should you acquire the flat you will have to meet this liability, normally in instalments throughout the year. This may vary from a couple of hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a rentcharge to be met yearly, ordinarily this is not a large figure, say around £50-£100 but you need to check it because occasionally it could be many hundreds of pounds.