We are buying our first home. The has calledto ask if we wish to purchase extra conveyancing searches. We are really unsure what's needed for conveyancing in Roath

The extent of Roath conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall approach to risk. What is important is that you adequately understand what information each search could provide. Then you can decide if you consider that you need that information. Where you are in doubt, ask your to guide you.

A relative suggested that where I am buying in Roath I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes quoted for as part of the standard Roath conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Roath around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Roath.

My husband and I are novice buyers - had an offer accepted, yet the agent advised that the owners will only move forward if we appoint the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Roath

It is unlikely the sellers are driving this. Should the vendor desire ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to instruct your preferred Roath conveyancing lawyers - rather thanthe ones that will give their estate agent a kickback or hit his conveyancing figures demanded by senior management.

I own a 2 bed flat in Roath, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Roath with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 50

With 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is 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 other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

Our conveyancer in Roath has discovered a a legal deficiency with the lease for the flat we are buying in Roath. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the mortgage company?

Just because you have a mortgage offer from the mortgage company does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Roath conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. These conveyancing instructions must be adhered to by the lender conveyancing panel who has to balance acting for you and the mortgage company