The loan agreement from NatWest for the refinancing of my single room maisonette is coming by the end of next week. Could you put forward a low cost conveyancing solicitor in Pontcanna?

This site is not designed to help those in pursuit of the lowest fares for conveyancing in Pontcanna. Our goal is to offer value for money conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing companies offering £100 conveyancing in Pontcanna. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will receive what you pay for and at worst it will result in you with a hefty uplift in additional fees and still not end up with the service you were looking for.

All was ready to complete my purchase in Pontcanna next Monday. My conveyancing practitioner 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 bank. 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 UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Pontcanna.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Pontcanna is where the house is located. Is there any guidance you can give?

Flying freeholds in Pontcanna are unusual 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 very carefully. Your mortgage company 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.

I need to instruct a conveyancing solicitor in Pontcanna for my remortgage. Is there any facility to see a solicitor's complaints history with the profession’s regulator?

Anyone can review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may recorded call for training purposes.

Planning to sign contracts shortly on a studio apartment in Pontcanna. Conveyancing solicitors assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Pontcanna should include some of the following:

The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Information as to the provision in the lease to to contribute towards maintenance costs - with regard to both the building, and the more general rights a tenant has Setting out your rights in respect of the communal areas in the block.E.G., does the lease contain a right of way over a path or hallways? What options are open to you if another leaseholder in the building breaches a clause of their lease?

I purchased a split level flat in Pontcanna, conveyancing having been completed January 2010. Can you work out an approximate cost of a lease extension? Corresponding properties in Pontcanna with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease terminates on 21st October 2096

You have 71 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.