Last December we completed a house move in Llandough. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Llandough?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Llandough. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a document referred to as a SPIF. If the information proves to be inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Llandough.

I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather appoint a Llandough based conveyancing firm?

Do check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" offer. Call the mortgage company to ask if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Llandough.

I require fast conveyancing in Llandough as I have an ultimatum to exchange contracts in less than 4 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?

As you are are a cash purchaser you are at free not to do searches although no lawyer would advise that you don't. With plenty of history conveyancing in Llandough the following are examples of issues that can crop up and adversely impact future mortgageability: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...

I need to retain a conveyancing solicitor for leasehold conveyancing in Llandough. I have chance upon a web site which looks to be the perfect solution If there is a chance to get all formalities completed via email that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Having checked my lease I have discovered that there are only Seventy years left on my lease in Llandough. I need to extend my lease but my freeholder is absent. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to find the landlord. In some cases a specialist would be helpful to try and locate and prepare a report which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Llandough.

Llandough Leasehold Conveyancing - Examples of Questions you should consider before buying

Are there any major works in the near future that will likely add a premium to the maintenance fees? Most Llandough leasehold flats will be liable to pay a service charge for maintenance of the building set on behalf of the freeholder. Where you buy the flat you will have to meet this contribution, normally periodically throughout the year. This could vary from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all probability there will be a ground rent to be met annual, normally this is not a exorbitant sum, say around £50-£100 but you need to check as occasionally it could be surprisingly expensive. It would be prudent to find out as much as possible about the company managing the block as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to daily matters such as the tidiness of the common parts. Ask other people if they are happy with them. Finally, find out the dates that you are obliged pay the service charge to the managing agents and specifically what it includes.