I am need of leasehold conveyancing for a flat in a fairly new development (6 years built) in Pontcanna. Almost all the properties have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Pontcanna?

You are taking a significant risk in failing carrying out Pontcanna conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that you have them. Where speed and driving down costs are top of your issues you should consider with your solicitor about the option of search insurance

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when acquiring a property in Pontcanna?

Unless a prior purchase of the house completed post 12 October 2013 you may take it that lawyers conducting conveyancing in Pontcanna to remain recommending a chancel search and or insurance against a claim.

About to purchase a new build flat in Pontcanna. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pontcanna

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.

I have recently realised that I have 72 years left on my lease in Pontcanna. I am keen to get lease extension but my freeholder is absent. What options are available to me?

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 mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to find the landlord. For most situations a specialist would be helpful to conduct investigations and to produce an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Pontcanna.

I acquired a 1 bedroom flat in Pontcanna, conveyancing was carried out in 1996. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Pontcanna with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2082

You have 58 years left to run the likely cost is going to span between £23,800 and £27,400 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

I have been advised by numerous friends that it should take 6-8 weeks for Pontcanna conveyancing to complete.This was 3 ago. The property information was only sent to my conveyancing practitioner last week so does the clock start running now?

There is no definitive time frame for conveyancing in Pontcanna. Conveyancing is subject to too much unpredictabilities. Pontcanna conveyancing searches alone may take some weeks before they are received.