Last August we completed a house move in Llanishen. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Llanishen?

The query is vague as to the nature of the problems and if they are specific to conveyancing in Llanishen. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire known as a SPIF. If the information provided is misleading, then you may have a 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 Llanishen.

How do I find out if the solicitor conducting my conveyancing in Llanishen is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus paying £175.00 in further legal charges.

Feel free to take advantage of the search tool on this site. Pick the mortgage company and type ‘Llanishen’ or your preferred area and you will be presented with numerous solicitors based in Llanishen or near you.

My wife and I buying a end of terrace house in Llanishen. Our aim is to carry out a loft conversion at the property.Will legal due diligence on the property include enquiries to determine if these works were previously refused?

Your property lawyer will review the registered title as conveyancing in Llanishen will sometimes identify restrictions in the title documents which restrict certain changes or necessitated the consent of another owner. Some works require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.

I'm the only recipient of my late father’s will and I have everything in my name now, including the house in Llanishen. The Llanishen property was put into my name in October. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as though I had purchased the property in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the lender as this clause principally exists to capture subsales or the wholesaling and assigning of property.

Completion of my purchase has taken place for my property in Llanishen. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My husband and I are novice buyers - agreed a price, yet the selling agent advised that the seller will only issue a contract if we appoint the agent's preferred lawyers as they are insisting on a ‘quick sale’. We would rather use a local conveyancer who is accustomed to conveyancing in Llanishen

We suspect that the seller is unaware of this requirement. If they desire ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Llanishen conveyancing firm - rather thanthose that will earn their estate agent a kickback or meet his conveyancing targets demanded by head office.

I only have Fifty years remaining on my lease in Llanishen. I need to get lease extension but my landlord 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 an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. In some cases a specialist should be useful to conduct investigations and prepare an expert document which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Llanishen.

I invested in buying a 1 bedroom flat in Llanishen, conveyancing having been completed April 1997. Can you work out an approximate cost of a lease extension? Comparable flats in Llanishen with over 90 years remaining are worth £211,000. The ground rent is £45 per annum. The lease ceases on 21st October 2091

With only 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should 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.