After what seems like an age a loan agreement from Santander for the remortgage of my 4 room apartment is due within the next few days. Are you able to put forward a low cost conveyancing law firm in Radyr?

You are on the wrong site if you are seeking a cheap conveyancing solicitors in Radyr. Our intention is to offer excellent value conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers teasing you with £100 conveyancing in Radyr. In your best case scenario, in being led by cheap conveyancing, you will earn what you pay for and at worst you will end up paying a lot in additional fees and still not receive the service you were hoping for.

I just bought a house at auction in Radyr. Conveyancing is needed. What is next?

Given that you have now exchanged you now have to retain a conveyancing lawyer soon as you now have a pending a drop dead date to complete the property. Every auction property will have a corresponding legal pack. This should include most,if not all of the documents that your solicitor will need. If you have purchased leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

Can you help - my lawyer says that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Radyr?

The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

I have a mortgage with Nationwide for my property in Radyr. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?

Nationwide must be informed of your intention prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel firm.

I am purchasing a new build house in Radyr with the aid of help to buy. The builders would not budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my solicitor about the deal as it would impact my mortgage with Alliance & Leicester . Should I keep quiet?.

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.

I have been sourcing a conveyancing practitioner in Radyr for my home move. Is it possible to see a firm’s complaints history with the profession’s regulator?

You can read documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.

I have just started marketing my 2 bed flat in Radyr. Conveyancing lawyers have not yet been instructed, but I have recently received a half-yearly maintenance charge demand – what should I do?

The sensible thing to do is pay the maintenance contribution as usual as all rents and maintenance charges will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a 1 bedroom flat in Radyr, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Radyr with an extended lease are worth £227,000. The ground rent is £50 per annum. The lease expires on 21st October 2096

You have 71 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.