I am not well enough to travel far from Adamsdown. I would like to know the understand why all Adamsdown solicitors are not on all lender panels?

Lenders point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in lenders removing a number of firms from their official list of approved property lawyers .

Just had an offer accepted on a new build flat in Adamsdown. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Adamsdown

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

How does the Landlord & Tenant Act 1954 affect my business property in Adamsdown and how can your lawyers assist?

The particular law that you refer to provides security of tenure to business leaseholders, granting the legal entitlement to apply to court for a renewal tenancy and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Adamsdown is one of our numerous locations in which our lawyers are based

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £400,000 garden flat in Adamsdown next week. The management company has quoted £408 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Adamsdown?

For most leasehold sales in Adamsdown conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-contract questions Where consent is required before sale in Adamsdown Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Adamsdown leasehold premises is £350. For Adamsdown conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

I bought a 2 bed flat in Adamsdown, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Adamsdown with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2089

With only 64 years unexpired we estimate the price of your lease extension to range between £14,300 and £16,400 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

Is it necessary during the course of the conveyancing process to visit the offices of the lender conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Adamsdown so that I can attend their offices when needed.

Most conveyancing panel lawyers for the lender undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Adamsdown. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.