My financial adviser has requested my Roath lawyer’ panel member for the Lloyds conveyancing panel. Can you suggest how I discover this. I have called my local Roath branch but they have not got back to me yet.

You are best placed to get this information from your Roath lawyer . Most Roath conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Do the conveyancing lawyers that you recommend perform conveyancing in Roath by way of an attended exchange?

There are a few conveyancing specialists carrying out attended exchanges. Please contact us to obtain a costs illustration and details as to availability.

How does conveyancing in Roath differ for newly converted properties?

Most buyers of new build or newly converted property in Roath contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because developers in Roath tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Roath or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Roath I like with open areas and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Roath in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

Estate agents have just been given the go-ahead to market my 2 bed apartment in Roath. Conveyancing lawyers have not yet been instructed, however I have recently had a yearly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you discharge the service charge as usual given that all ground rent and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Roath Leasehold Conveyancing - A selection of Queries Prior to Purchasing

Does the lease include onerous restrictions? Generally speaking the outlay for major works tend not to be incorporated into the service charges, albeit that there some managing agents in Roath obliged leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for larger works. Are any of leasehold owners in dispute over their service charge liability?