We were just about to sign contracts for a ground floor flat in Roath. We encountered a snag. Our mortgage offer with Leeds Building Society runs out on 12/2/2026 but the sellers are suggesting a completion date of 16/2/2026. Can one prolong the loan expiry date?

The person best placed to address this question is your solicitors who is in a position to calculate whether he or she is corresponding with the mortgage company, owner’s conveyancers, estate agents or conceivably all three based on the circumstances your house move to date.

As someone unfamiliar with the Roath conveyancing process what is the number one tip you can give me for the legal transfer of property in Roath

Not many law firms shout this from the rooftops but conveyancing in Roath and elsewhere in Cardiff is often a confrontational process. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and other parties involved in the ownership transfer. E.g., the vendor, property agent and sometimes your mortgage company. Choosing a solicitor for your conveyancing in Roath is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to act in your best interests and to keep you safe.

There is a definite ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. You your first instinct should be to trust your lawyer above the other players in the home moving process.

I am buying a new build house in Roath with a loan from Barclays . The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my conveyancer about this extras as it would affect my loan with the bank. 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.

Having had my offer accepted I require leasehold conveyancing in Roath. Before I get started I would like to find out the remaining lease term.

If the lease is registered - and 99.9% are in Roath - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

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

Does this lease have more than 85 years left? Best to be warned whether changing the roof or some other significant cost is anticipated to be shared by the leasehold owners and will dramatically impact the level of the maintenance costs or necessitate a one time payment. The answer will be useful as a) areas may cause problems for the building as the communal areas may begin to deteriorate where maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to have full disclosure

Are Roath conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Roath or or elsewhere in the country.