I am purchasing a leasehold flat in St Fagans. My Solicitor is not on the lender conveyancing list. Am I still permitted to continue with my St Fagans conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?

You have numerous choices available to you here

• Carry on with your preferred St Fagans lawyer but your mortgage company will undoubtedly use a solicitor on their conveyancing panel. This will result in additional cost and potential frustration.
• Get a fresh conveyancing practitioner to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
• Convince your conveyancing practitioner to do everything possible to get listed on the mortgage company panel of solicitors

I have given 8 weeks notice to my existing landlord and must leave my let out property in St Fagans by the end of next month. Conveyancing on my purchase is progressing. Is it possible to complete in a couple of weeks as I wish to avoid having to find temporary accommodation?

Generally one should not give notice on a rental until your lawyer suggests that you should. If you have not already done so, notify to your lawyer and ask them to they apply pressure on the other solicitors, try to an agreed time frame that everyone will look towards

I am purchasing a flat and need a conveyancing solicitor in St Fagans who is on the Birmingham Midshires conveyancing. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Birmingham Midshires in certain locations such as St Fagans. We dont recommend any particular firm.

Me and my brother purchased a semi-detached Georgian house in St Fagans. Conveyancing practitioner acted for me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Fagans and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who completed the work.

Back In 2002, I bought a leasehold flat in St Fagans. Conveyancing and The Royal Bank of Scotland mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in St Fagans who previously acted has long since retired. What should I do?

The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a St Fagans conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a leasehold flat in St Fagans, conveyancing having been completed in 2000. How much will my lease extension cost? Corresponding properties in St Fagans with an extended lease are worth £222,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2093

With only 71 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should 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.