How do I search for the right solicitor to give a first class service for our conveyancing in Llanrumney?

Option 1 is to ask your friends and family who they used in the past and if they were happy with the service.

Second, look on the web for conveyancing in Llanrumney. Call a couple or more firms from the list and ask them to email you their conveyancing charges and discuss your needs with the solicitor who will conduct your conveyancing prior tocommitting.

Option 3 is to use our search tool to assist you in finding the right lawyers taking into account your own expectations including the type of property,speed, complications and who your intended lender is. Avoid the trap of appointing £100 conveyancing in Llanrumney

I am buying my first flat in Llanrumney with a loan from Godiva Mortgages Ltd. The builders would not move on the price so I negotiated £7000 of extras instead. The sale representative told me not to tell my solicitor about this deal as it may affect my mortgage with the lender. Should I keep quiet?.

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.

My father has recommend that I use his conveyancers in Llanrumney. Should I use them?

No doubt the ideal way to select a conveyancing lawyer is to have feedback from friends or family who have previously instructed the conveyancer that you are considering.

Can you provide any top tips for leasehold conveyancing in Llanrumney from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Llanrumney can be reduced if you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information which will be required by the purchasers’ representatives.
If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unresolved. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Arranging a replacement share certificate is often a lengthy process and delays many a Llanrumney conveyancing deal. If a reissued share certificate is required, do contact the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. A minority of Llanrumney leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

I am the registered owner of a ground floor flat in Llanrumney, conveyancing formalities finalised in 2012. Can you work out an approximate cost of a lease extension? Similar flats in Llanrumney with a long lease are worth £216,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2093

With 69 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

We have instructed a Llanrumney conveyancing solicitor for our house purchase (novice purchasers) and have noticed in the terms and conditions that they are not regulated by the FCA. Am I right to be worried or is that the norm with conveyancing practitioner?

We can't see why they should be. Most solicitor don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who dictate stringent conditions regulating amounts deposited by them.