We are buying a flat and need a conveyancing solicitor in Lisvane who is on the TSB solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Lisvane.

Should our lawyer be asking questions regarding flooding during the conveyancing in Lisvane.

Flooding is a growing risk for lawyers dealing with homes in Lisvane. There are those who purchase a house in Lisvane, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or by their lawyers which can figure out the risks in Lisvane. The standard information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out if the property has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a buyer may commence a legal claim for losses as a result of such an incorrect response. A buyer’s conveyancers will also order an environmental search. This should disclose if there is any known flood risk. If so, additional investigations will need to be made.

About to purchase a new build apartment in Lisvane. Conveyancing is a frightening process 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 legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lisvane

Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. 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.

I am using a search engine for the phrase on line conveyancing in Lisvane it shows results of numerous conveyancerslocally. How do I determine which is the right conveyancer for purchase transaction?

The preferential method of choosing the right conveyancer is through a personal referral, so enquire of colleagues and those you trust who have acquired a property in Lisvane or the respected estate agent or financial adviser. Fees for conveyancing in Lisvane differ, so it's a good idea to obtain a minimum of three fee estimates from different conveyancers. Dont forget to clarify what costs in the quote includes.

Can you provide any top tips for leasehold conveyancing in Lisvane from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Lisvane can be bypassed where you appoint lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information which will be required by the purchasers’ representatives.
If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as over rather than unsettled. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Lisvane state that internal structural changes or addition of wooden flooring require a licence issued by the Landlord acquiescing to such works. If you fail to have the approvals in place do not communicate with the landlord without checking with your lawyer first. You believe that you know the number of years left on your lease but it would be wise to double-check via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

Leasehold Conveyancing in Lisvane - Sample of Queries before buying

Be sure to investigate if the the lease contains any adverse restrictions in the lease. For instance it is reasonably common in Lisvane leases that pets are not allowed in certain buildings in Lisvane. If you love the apartmentin Lisvane however your dog can’t make the move with you then you will be faced hard decision. How is the lease structured? It is important to be aware if changing the roof or some other significant cost is coming up to be shared amongst the leasehold owners and will materially impact the level of the service charges or necessitate a specific payment.