My home in Radyr is up for sale and I have accepted an offer. Will the solicitor have to be required to be on the Coventry BS conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

I am buying my first flat in Radyr benefiting from help to buy. The builders refused to reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my conveyancer about this side-deal as it would impact my loan with the lender. 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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Radyr is where the house is located. What do you suggest?

Flying freeholds in Radyr are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Radyr you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Radyr may decide 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.

Is it possible to change conveyancer as I need to appoint a firm on the Godiva Mortgages Ltd conveyancing panel. I had appointed a high street conveyancing solicitor in Radyr five minutes from me but the firm is not accepted by Godiva Mortgages Ltd

It would be our pleasure to assist you find a conveyancing solicitor in Radyr on the Godiva Mortgages Ltd panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Radyr. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Radyr.

I am a negotiator for a reputable estate agency in Radyr where we have witnessed a number of flat sales jeopardised as a result of short leases. I have received conflicting advice from local Radyr conveyancing solicitors. Can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I purchased a 1 bedroom flat in Radyr, conveyancing was carried out January 2009. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Radyr with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2086

With only 65 years left to run we estimate the price of your lease extension to span between £13,300 and £15,400 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.