I am expecting a mortgage with Halifax. I intend to retain the legal services of a Licensed Conveyancer in Roath Park. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?

The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The sellers of the home we are looking to purchase have appointed a conveyancing firm in Roath Park who has recommended a lock out contract with a down payment 6,000. Are such agreements generally advanced for Roath Park conveyancing transactions?

This kind of arrangement is not the norm in Roath Park, conveyancers are often inclined to veer clients away from them as they divert attention from the primary focus, namely conveyancing and if you end up having your deposit forfeited then the lawyer is left exposed. In addition, there is no certainty that just because the proprietor has signed an exclusivity agreement they will sell to you. They may be tempted to break the agreement if they receive a big enough incentive to do so because an aggrieved claimant with the benefit of a lockoutcontract will still have to establish consequential losses from the breach and these may not amount to the financial upside that the owner may secure by breaching the agreement, no matter how morally condemnable it undoubtedly is.

The estate agent has sent us the confirmation of our purchase of a new build flat in Roath Park. 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 questions that you can expect your new-build leasehold conveyancing in Roath Park

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 provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

My company is planning to take over a lease of a shop on the high street. Can you recommend lawyers offering fixed fees for commercial conveyancing in Roath Park for less than 2k?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Roath Park, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right firm. Regarding the costs these will vary based on the structure and complexity of the deal. Let us have your details or email so as to enable us to provide you with a fixed commercial conveyancing quote.

Can you offer any advice when it comes to finding a Roath Park conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Roath Park conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Roath Park conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:

How experienced is the practice with lease extension legislation? Can they put you in touch with clients in Roath Park who can give a testimonial?

I acquired a split level flat in Roath Park, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Roath Park with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2092

You have 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as 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 supply the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.