I have given 8 weeks notice to my existing landlord and have to be out of my rented flat in Cardiff Bay by 10/11/2025. Conveyancing for my house purchase has just started. How realistic is it to complete in a couple of weeks as I wish to avoid having to find temporary accommodation?

The normal practice is not to provide notice on a rental unless your lawyer suggests that you should. If you have not previously done so, speak to your lawyer and urge them to they cajole the other lawyers, try to get a realistic time scale from them that everyone will aim to achieve

Are the Cardiff Bay conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?

Cardiff Bay conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.

We are aiming to move home in December. Will my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in Cardiff Bay. Conveyancing solicitor was organised prior to coming across your page.

On the day of completion you can collect the keys from the estate agent however this can only occur when the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can inform the removal company that you are ready to move in. We do not suggest a specific removal company but can help you choose a conveyancing in Cardiff Bay or a solicitor that specialises in conveyancing in Cardiff Bay.

I have decided to exercise my right to buy my property in Cardiff Bay off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

Skipton have agreed my mortgage in principle, my offer on a flat in Cardiff Bay has been accepted, what are the next steps?

Your estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone Skipton or the broker and complete any relevant paperwork. Skipton will sellect a valuer who will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Skipton will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Cardiff Bay.

I need to appoint a conveyancing solicitor for sale conveyancing in Cardiff Bay. I happened to stumble across a web site which looks to be the perfect solution If it is possible to get all the legals done via phone that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am tempted by the attractive purchase price for a two flats in Cardiff Bay which have approximately 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Cardiff Bay is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the value of the property. The majority of purchasers and banks, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Cardiff Bay conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I bought a 2 bed flat in Cardiff Bay, conveyancing formalities finalised 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Cardiff Bay with over 90 years remaining are worth £216,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2094

With just 69 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should 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 clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.