Having been referred to your organisation we were going to appoint conveyancing solicitor in St Fagans found by you but have come across some other estimates on the internet appear cheaper – why is this?

One can find many firms of firms promoting self styled cheap conveyancing, yet more often than not additionalcosts end up with the closing invoice mounting up beyond all recognition. Conveyancers are obliged to make sure that fees listed in terms of engagement should be equitable raised The solicitors that we list for conveyancing in St Fagans set out all costs for a domestic conveyancing case.

When can the exchange of contracts occur in purchase conveyancing in St Fagans and am I required to be at the lawyers branch?

Where you are local to our conveyancing solicitors in St Fagans you are invited in to sign the paperwork. That being said, the firms we work with provide a national conveyancing service and give just as diligent and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not the point of no return. A signed contract is just a prerequisite for the firm to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in St Fagans)to be in the office at the appropriate time.

Do I need to be suspicious about estate agents that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local St Fagans conveyancing practice?

As with lots of professional services, often recommendations from relatives can be worth their weight in gold. Yet there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all recommend lawyers to use. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the endorsement. You have the discretion to select your preferred conveyancer. However, bear in mind that some banks have an approved list of conveyancers you have to use for the mortgage related work in your home move.

We are a couple of weeks into a residential purchase having been recommend to solicitors by the estate agent to execute conveyancing in St Fagans. We are not happy. Could you help me find new lawyers?

A conveyancer would have to be really poor in order to consider replacing them. Has your mortgage offer been issued? If so you must make them aware of the new contact details and get the loan are re-sent. The conveyancer should be on the banks approved list to avoid added charges and complications. That should be your starting point. The find a solicitor tool can help you find a bank approved conveyancer for your home move in St Fagans

I am employed by a reputable estate agent office in St Fagans where we have experienced a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have received contradictory information from local St Fagans conveyancing solicitors. Could you clarify whether the owner of a flat can instigate 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. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchased a 1 bedroom flat in St Fagans, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in St Fagans with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease expires on 21st October 2079

You have 60 years remaining on your lease the likely cost is going to range between £20,000 and £23,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.