We are a couple about to exchange contracts for a ground floor flat in Splott. We have hit a problem. Our mortgage offer with expires on but the vendors are putting forward a completion date of . Can one prolong the loan expiry date?

The best person to deal with your issue is your lawyer who will hopefully calculate whether they should be discussing with the mortgage broker, owner’s representatives, selling agents or conceivably all three based on what has happend in your transaction to date.

We are looking to buy a property and require a conveyancing solicitor in Splott who is on the approved panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Splott.

Please explain the implications if my lawyer’s firm is expelled from the Solicitor panel ahead of completing my conveyancing in Splott?

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.

I'm converting the mortgage on my primary property to a buy to let mortgage with and I will use the rest of the raised equity towards a second house. The location we are talking about is Splott. Will your solicitors be able to act for both sets of banks and link together the two deals?

Make use of our search tool on this page to ensure that the lawyers are approved by both lenders. On the basis that they are your lawyer will be able to tie up the two deals but you should talk with you conveyancer and make clear your desired outcome and needs.

Estate agents have just been given the go-ahead to market my garden apartment in Splott. Conveyancing is yet to be initiated, but I have just had a yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal as all rents and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until 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.

I am the registered owner of a 1 bedroom flat in Splott, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Splott with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 50

You have 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.