We are about to sign contracts for a garden flat in Taffs Well. We have hit a snag. Our loan offer with Britannia expires on 18/7/2022 but the vendors are insisting on a completion date of 20/7/2022. Is it possible to prolong the mortgage offer?

The person best placed to deal with your question is your solicitors who will determine if he or she is better off negotiating with the mortgage company, vendor’s solicitors, selling agents or possibly all parties based on what has gone on in your conveyancing to date.

It has been 2 months following my purchase conveyancing in Taffs Well concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I was advised by a few property agents in Taffs Well to locate a property lawyer on your site. What’s the financial upside for Estate Agents to market your lawyers over and above a competitor’s?

We refuse to give any referral fee for directing people to this site. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

We're first time buyers - had an offer accepted, but the agent has warned us that the vendor will only move forward if we appoint their preferred conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer who is accustomed to conveyancing in Taffs Well

It is highly unlikely the owners are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to use your preferred Taffs Well conveyancing lawyers - not the ones that will give their estate agent a commission or meet his conveyancing targets pre-set by head office.

Planning to complete next month on a leasehold property in Taffs Well. Conveyancing solicitors have said that they are sending me a report on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Taffs Well should include some of the following:

Additions to the flat The unexpired lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark What remedies are open the freeholder should you breach a clause of your lease? Whether your lease has a provision for a sinking fund? Are you allowed to have a pet in the flat?

Taffs Well Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

It would be prudent to discover if there are any onerous restrictions in the lease. For instance plenty of leases prohibit pets being permitted in in a block in Taffs Well. If you like the propertyin Taffs Well yet your cat can’t make the move with you then you will be faced hard choice. What is the yearly service fee and ground rent? If a Taffs Well lease has fewer than 80 years it will affect the value of the flat. It is worth checking with your mortgage company that they are willing to lend given the lease term. A short lease means that you will most likely need a lease extension sooner rather than later and it is worth discovering what this will be. Remember, in most cases you will need to own the premises for 24 months in order to be entitled to carry out a lease extension.