We are about to sign contracts for a ground floor flat in Radyr. We encountered a problem. Our loan offer with TSB expires on 12/11/2025 but the sellers are putting forward a completion date of 14/11/2025. Can one prolong the loan offer?

The person best placed to deal with your concern is your conveyancer who will determine if he or she is should be discussing with the mortgage broker, seller’s lawyers, estate agents or possibly all parties taking into account the history of your conveyancing to date.

We are planning to acquire a flat and need a conveyancing solicitor in Radyr who is on the Nationwide conveyancing panel. Could you point me in the right direction as regards a conveyancing 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 Nationwide . We don't recommend any particular firms conducting conveyancing in Radyr.

We have a mortgage agreed in principle with Bank of Ireland. Radyr conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

There is no definitive answer here. Have Bank of Ireland completed the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have paid off my mortgage with Santander. I assume I don't need a Radyr lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Radyr solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Radyr postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Radyr.

Will my solicitor be raising questions about flooding during the conveyancing in Radyr.

Flooding is a growing risk for lawyers carrying out conveyancing in Radyr. There are those who buy a house in Radyr, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their solicitors which should figure out the risks in Radyr. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser could bring a compensation claim resulting from an incorrect answer. A buyer’s lawyers should also conduct an enviro report. This should indicate whether there is any known flood risk. If so, additional inquiries should be made.

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

If you are instructing a solicitor for your lease extension (regardless if they are a Radyr conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Radyr conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

What volume of lease extensions has the firm conducted in Radyr in the last twenty four months? What are the legal fees for lease extension conveyancing?

Radyr Leasehold Conveyancing - Examples of Queries before Purchasing

Who manages the building? You should be aware if it is fewer than eighty years it will have adverse implications on the salability of the flat. Check with your mortgage company that they are willing to lend given the lease term. A short lease means that you will almost definitely need a lease extension sooner rather than later and it is worth finding out what this would cost. For most Radyrlease extensions you will be required to have been the owner of the property for 24 months in order to be entitled to extend the lease. On the whole the outlay for major works are not included within service charges, although a few managing agents in Radyr ask leasehold owners to pay into a sinking fund and this is used to offset against major works.