I am acquiring an apartment in Radyr. My lawyer has never been on on the lender solicitor list. Am I still permitted to use my Radyr conveyancing solicitor notwithstanding that they are not on the bank panel?

One will need to use a lawyer to complete the legal work required when you take out a mortgage to purchase your property. The conveyancer will carry out all the appropriate due diligence on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is in place. One can select a Radyr property lawyer of your choice. Nevertheless, where the conveyancer selected is not on the mortgage company approved list additional costs will arise as separate legal representation will be need by the lender. Bank panel applications can be submitted, so if your solicitor has not in the past applied for membership they should take the opportunity to apply.

Are the BSA intent on creating a search tool with a view to list law firms on the Melton Mowbray Building Society conveyancing panel for example in Radyr?

Lexsure has not been advised of any intention on the part of the BSA to promote such a register.

I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Radyr I like with open areas and transport links nearby, however it's only got 49 years on the lease. I can't really find anything else in Radyr for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

Given that I will soon part with over three hundred thousand on 3 bedroom house in Radyr I would like to have a conversation with the lawyer about myconveyancing ahead of appointing the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your conveyancing in Radyr.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Radyr should be the amount on the final invoice that you end up paying.

I've found a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have subsequently discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Radyr. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

The majority of houses in Radyr are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Radyr so you should seriously consider looking for a Radyr conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will appraise you on the various issues.

I own a garden flat in Radyr, conveyancing was carried out 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Radyr with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2088

With 67 years left to run we estimate the price of your lease extension to span between £10,500 and £12,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously 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.