Do I select a Licenced Conveyancer or Solicitor for conveyancing in Radyr?

There are many registered licenced Conveyancers in Radyr and Solicitor partnerships in Radyr to choose from We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Is it the case that all Radyr solicitor firms on the Bank of Ireland conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.

Completion of my remortgage has taken place for my property in Radyr. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. 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 with full details of your complaint.

Are there restrictive covenants that are commonly identified as part of conveyancing in Radyr?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Radyr. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am looking for a conveyancing practitioner in Radyr for my house move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?

One may see presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.

I am a negotiator for a long established estate agent office in Radyr where we have experienced a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Radyr conveyancing solicitors. Please can you clarify whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a split level flat in Radyr, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable flats in Radyr with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2094

With just 70 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

I am thinking of choosing a web based conveyancing practitioner ahead of a Radyr conveyancing firm. Should I ‘stay local’?

Advantages do exist in having the opportunity to attend a local Radyr conveyancing solicitor such as

• signing papers same day
• often being able to see someone face-to-face can make a huge difference, particularly for more complex conveyancing
• the ability to raise concerns if matters go pear-shaped

When comparing quotes, look carefully for hidden extras. The majority decent Radyr high street solicitors give an all-inclusive price. Many online agents seem to offer discounted prices, but have burried 'extras' in the in the terms and conditions.