We are purchasing a terrace house in Cathays. We would like to convert the garage to an office at the property.Will the conveyancing process include enquiries to determine if these works are permitted?

Your property lawyer should check the deeds as conveyancing in Cathays can sometimes identify restrictions in the title documents which prohibit categories of alterations or require the consent of another owner. Certain additions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.

When it comes to lenders such as Barclays, do Cathays conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I am purchasing a property in Cathays. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

As your lender is Santander your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Cathays.

I am buying a new build house in Cathays benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my lawyer about the extras as it may adversely affect my mortgage with The Royal Bank of Scotland. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My step-father has suggested that I use his conveyancers in Cathays. Do I follow his recommendation?

There are no two ways about it the ideal way to find a conveyancing lawyer is to get referrals from friends or relatives who have actually used the conveyancer that you are contemplating using.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Cathays. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

Most houses in Cathays are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Cathays so you should seriously consider looking for a Cathays conveyancing practitioner and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer will advise you fully on all the issues.

Cathays Leasehold Conveyancing - Examples of Queries Prior to Purchasing

It is important to be aware if window replacement or some other major work is due in the near future to be shared between the leaseholders and will dramatically increase the the service costs or necessitate a specific payment. Its a good idea to find out as much as you can about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to practical matters like the cleanliness of the common parts. Don't be shy to ask prospective neighbours what they think of their management. On a final note, find out the dates that the maintenance charges are due to the relevant party and specifically what it includes. This question is useful as a) areas may cause problems in the building as the communal areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have a dispute with the managing agents you will want to know about it

I am contemplating using an online lawyer ahead of a Cathays conveyancing firm. Any advice?

Advantages do exist in being able to pop in to a local Cathays conveyancing solicitor for example

• signing documents on short notice
• sometimes being able to speak to someone face-to-face can make a significant difference, particularly for more complex conveyancing
• the ability to complain if things go pear-shaped

When checking quotes, look out for hidden extras. The majority decent Cathays high street solicitors give an all-inclusive figure. Often online agents appear to offer low cost prices, but have burried 'extras' in the small print.