My partner and I are nearing an exchange on a flat in Grangetown and my parents have transferred the ten percent deposit to my property lawyer. I am now informed that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my mortgage company. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your solicitor is duty bound to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

We are downsizing from our house in Grangetown and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing outfit rather than a conveyancing solicitor in Grangetown. We have lived in Grangetown for 5 years we know of no issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I have justbecome aware that Action Conveyancing have closed. They carried out my conveyancing in Grangetown for a purchase of a leasehold flat 18 months ago. How can I check that the property is registered correctly in the name of the former proprietor?

The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Grangetown conveyancing specialists.

I am buying a new build flat in Grangetown. 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.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grangetown

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.

I want to let out my leasehold apartment in Grangetown. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Grangetown do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

I am the registered owner of a 1 bedroom flat in Grangetown, conveyancing formalities finalised April 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Grangetown with over 90 years remaining are worth £175,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2082

You have 58 years unexpired the likely cost is going to span between £23,800 and £27,400 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.