I am hoping to move into my new home in Llandaff North next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Llandaff North.

How does conveyancing in Llandaff North differ for newly converted properties?

Most buyers of new build or newly converted property in Llandaff North come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Llandaff North tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llandaff North or who has acted in the same development.

As co-executor for the estate of my grandmother I am disposing of a property in Cardiff but I am based in Llandaff North. My solicitor (approximately 200 miles from meneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Llandaff North to attest and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Llandaff North

Looking forward to complete next month on a leasehold property in Llandaff North. Conveyancing lawyers inform me that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Llandaff North should include some of the following:

specifics of the parties to the lease, e.g. these could be the (you), head lessor, landlord It needs to be made clear to you whether the lease allows you to alter or improve anything in the premises- you must be made aware as to whether it relates to all alterations or just structural alteration, and whether permission is mandated necessary You need to be informed what counts as a Nuisance in the lease What you can do if an adjoining owner is in violation of a provision in their lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?

I invested in buying a split level flat in Llandaff North, conveyancing having been completed 4 years ago. 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? Equivalent properties in Llandaff North with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2078

With only 53 years unexpired the likely cost is going to range between £27,600 and £31,800 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.

Are Llandaff North conveyancing solicitors duty bound by the Law Society to supply clear conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Llandaff North or further afield.