Will my conveyancing lawyers need to check that the building insurance when buying a house in Splott. My lender is Accord Mortgages

Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 31/5/2023, the requirements read as follows :

I acquired my house on 12 April and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Splott expressed confidence that it will be concluded in a couple of weeks. Are titles in Splott particularly slow to register?

There is nothing unique about conveyancing in Splott registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. At present approximately three quarters of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Historically registration occurs once the buyer is living at the property therefore registration formalities is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

As co-executor for the will of my father I am selling a property in Cardiff but live in Splott. My lawyer (based 260 miles from merequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Splott who can witness and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Splott

I am a negotiator for a reputable estate agency in Splott where we have witnessed a few leasehold sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Splott conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a 2 bed flat in Splott, conveyancing formalities finalised August 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Splott with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2088

With just 65 years remaining on your lease we estimate the price of your lease extension to span between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.