I am about to complete on the purchase of a house in Roath but as a result of wreckage from the recent storms I have was able negotiate compensation from the vendor of six thousand pounds in the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement but UBS will not permit this. Should they have been notified?

Your solicitor that is on the UBS conveyancing panel is obliged to advise UBS of any variations to the sale price. If you prohibit your conveyancer to notify the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancer for your conveyancing in Roath.

Will conveyancers ask for an advanced payment for conveyancing in Roath?

If you are buying a property in Roath your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. Normally this is called for to cover the fees of the Local Authority Search. If any down payment is as part of the sale price then this will be asked for immediately in advance of contracts are exchanged. The closing balance that is due should be sent to your lawyer a couple of days ahead of the completion date.

Please help - my lawyer says that absentee landlord insurance is necessary on my purchase. What is the level of cover for Roath conveyancing?

The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Halifax and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.

We are getting a further advance on our home loan from Co-operative as we want to conduct a loft conversion to our house in Roath. Do we need to choose a bricks and mortar Roath solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative would not normally require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

I have decided to exercise my right to buy my property in Roath off the council. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

Hoping to buy a property located in Roath and I am already nervous. I couldn't find anything specific about Roath. Conveyancing will be needed in due course but do you know about the Roath area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Roath. In the meantime here are some basic statistics that we found

I want to rent out my leasehold flat in Roath. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your last Roath conveyancing solicitor is no longer around you can check your lease to see if it allows you to sublet the premises. The rule is that if the lease is silent, subletting is permitted. There may be a precondition that you must obtain permission via your landlord or other appropriate person before subletting. This means that you cannot sublet in the absence of prior consent. Such consent should not be unreasonably withheld. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

Roath Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing

The prefered form of lease structure is where the freehold interest is owned by the leaseholders. In this situation the lessees enjoy being in charge if their destiny and although a managing agent is frequently employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. What is the annual maintenance fee and ground rent? You will want to discover as much as you can regarding the company managing the block as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical matters like the cleanliness of the common parts. Ask prospective neighbours what they think of their service. In conclusion, investigate as to the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending the funds.