We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would much rather use a local conveyancing solicitor in Llanishen?

You should check but the the probability is that give you one of their panel solicitors should you want the "fee-free" incentive. Speak to the lender to ask if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Llanishen.

I am purchasing my first flat in Llanishen with a loan from Britannia. The builders would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not disclose to my lawyer about this extras as it may adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am looking for a ground for flat up to £235,500 and identified one near me in Llanishen I like with open areas and station nearby, however it only has 51 remaining years left on the lease. There is not much else in Llanishen in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

What makes your site different to alternative internet conveyancing brokers when it comes to conveyancing in Llanishen?

At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Llanishen. As opposed to estate agents and brokerage sites we do not operate referral deals with solicitors. A large number of agents and online brokers 'recommend' the firm that pays the most commission, rather than the best value conveyancing in Llanishen

I have just appointed agents to market my garden apartment in Llanishen. Conveyancing is yet to be initiated, however I have just received a quarterly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as usual as all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a ground floor flat in Llanishen, conveyancing was carried out in 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Llanishen with an extended lease are worth £180,000. The ground rent is £65 yearly. The lease terminates on 21st October 2083

You have 59 years unexpired the likely cost is going to span between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.