The deeds to my property can not be found. The conveyancers who dealt with the conveyancing in Llandough 4 years ago have long since closed. What do I do?

These day there are copies made of almost everything, and your lawyer will know precisely where to locate all the relevant paperwork so you can buy or dispose of your house without a hitch. If duplicates can’t be located, your lawyer can put in place insurance or indemnities protecting you against possible claims on the premises.

About to purchase a new build flat in Llandough. 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 legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Llandough

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Llandough is where the house is located. Can you shed any light on this issue?

Flying freeholds in Llandough are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llandough you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandough may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

As co-executor for the will of my father I am selling a property in Cardiff but reside in Llandough. My lawyer (approximately 300 kilometers from mehas requested that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Llandough who can attest and place their company stamp on the document?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Llandough based

Having checked my lease I have discovered that there are only Seventy years left on my flat in Llandough. I am keen to get lease extension but my freeholder is absent. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you have used your best endeavours to track down the landlord. On the whole an enquiry agent may be helpful to carry out a search and to produce an expert document to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the application to the County Court covering Llandough.

I inherited a garden flat in Llandough, conveyancing formalities finalised 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Llandough with over 90 years remaining are worth £165,000. The ground rent is £45 yearly. The lease expires on 21st October 50

With just 50 years unexpired we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.