Are you able to recommend a Virgin Money sanctioned Rhiwbina conveyancing lawyer who can have us moved in within a short deadline? Am I best advised to go for a high street Rhiwbina conveyancer or an internet firm?

We can recommend some very good Rhiwbina conveyancing firms. Another option is to visit the main road in Rhiwbina. Visit some well established firms and request to see a conveyancing solicitor for a costs illustration. Explain your time frames together with the reasons and get a commitment on speed. Choose the lawyer that you trust.

Please explain the implications if my solicitor is suspended from the Nationwide Conveyancing panel ahead of completing my conveyancing in Rhiwbina?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

What can a local search tell me regarding the property my wife and I buying in Rhiwbina?

Rhiwbina conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search is essential in every Rhiwbina conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

Do you have any advice for leasehold conveyancing in Rhiwbina with the intention of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Rhiwbina can be reduced if you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ lawyers.
In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Rhiwbina state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord consenting to such changes. Where you fail to have the consents to hand you should not communicate with the landlord without contacting your conveyancer before hand. A minority of Rhiwbina leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is below 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I bought a basement flat in Rhiwbina, conveyancing having been completed 10 years ago. How much will my lease extension cost? Comparable flats in Rhiwbina with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2094

With only 70 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

Do I stop my mortgage payments with TSB as soon as a completion date for my home sale in Rhiwbina has been agreed?

You would be well advised to keep paying any mortgage sums to TSB until the mortgage is repaid on completion as part of your Rhiwbina conveyancing.