Souldappointing a Tongwynlais conveyancing solicitor make the ownership transfer easier?

Established third party relationships are another important factor to consider when choosing conveyancing lawyers. Tongwynlais law firms benefit from long term relationships with mortgage brokers and agents, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Having a well rounded knowledge of the local area also helps too.

I need some expedited conveyancing in Tongwynlais as I am under an ultimatum to exchange contracts inside one month. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?

As you are not getting a home loan you are at liberty not to have searches conducted although no lawyer would suggest that you don't. With lots of history conveyancing in Tongwynlais the following are examples of issues that can appear and therefore impact future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...

Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Tongwynlais I like with amenity areas and transport links nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Tongwynlais in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the shortness of the lease will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

What advice can you give us when it comes to appointing a Tongwynlais conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Tongwynlais conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Tongwynlais conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

What volume of lease extensions have they carried out in Tongwynlais in the last year? Can they put you in touch with clients in Tongwynlais who can give a testimonial?

I acquired a 2 bed flat in Tongwynlais, conveyancing having been completed in 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Tongwynlais with an extended lease are worth £197,000. The ground rent is £55 yearly. The lease runs out on 21st October 2080

With only 55 years left to run we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as legals.

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 comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

I purchased a flat in Tongwynlais last 22/11/2023 and to date it is still not registered with the Land Registry. It is part of a development site and my lawyer told me that it can take 12 months to complete the registration formalities. I have contacted HMLR directly and they have informed me the original application was cancelled due to questions not being addressed in time. What can I do?

Contact your conveyancing practitioner - if you are not getting sensible responses, find out about their firm’s complaints process and amplify your problem to a Complaints Manager. Registrations for Tongwynlais conveyancing are not known to be particularly slow.