My partner and I are buying a brand new flat in Pentwyn and my lawyer is advising me that she has to the mortgage company to disclose incentives from the developer. I am nearing the developer’s deadline to sign contracts and my preference is not to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am purchasing a right to buy a flat in Pentwyn. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Pentwyn you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Pentwyn.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who conducted the conveyancing in Pentwyn 4 years ago no longer exist. Will I be able to sell the house?

As long as you have a registered title the information relating to your proprietorship will be documented by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, locate your house and get current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.

Due to the guidance of my in-laws I had a survey completed on a house in Pentwyn before appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders tend refuse to grant a loan on a flying freehold house.

It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pentwyn. Conveyancing will be smoother if you use a solicitor in Pentwyn especially if they are acquainted with such properties in Pentwyn.

Can you offer any advice when it comes to appointing a Pentwyn conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Pentwyn conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Pentwyn conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the costs for lease extension work?

Pentwyn Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

Be sure to discover if the the lease includes any unreasonable restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Pentwyn. If you like the propertyin Pentwyn but your cat is not allowed to move with you then you have a very hard decision. Please note that where the lease has no more than eighty years it will affect the value of the property. It is worth checking with your bank that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and it is worth finding out what this would cost. Remember, in most cases you will need to own the residence for a couple of years before you are entitled to extend the lease.