Please explain the implications if my solicitor is suspended from the Solicitor panel ahead of completing my conveyancing in St Fagans?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in St Fagans. Do I collect the keys to the house on the completion date from my conveyancer? If so, I will appoint a local conveyancing solicitor in St Fagans?

On the day of completion you do not need to attend the conveyancers office in St Fagans. Your solicitors will transfer the completion advance to the owner’s solicitors, and once they have received this, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.

I am buying a property in St Fagans. One unusual aspect is that the roof has a solar panel. have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is your lawyer must comply with the formal instructions set out in Part two of UK Finance Lenders’ Handbook for . The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and are required to report to where a lease does not meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not limited to St Fagans.

My wife and I are spending time viewing apartments in St Fagans and I am now considering a potential offer. Is it sensible to have my on ‘stand by’? I am planning to take a mortgage with .

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are seeking a mortgage with , make sure you remember to check that your lawyer is on the conveyancing panel.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial land in St Fagans?

Its becoming the norm that commercial conveyancing solicitors in St Fagans will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in St Fagans. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Fagans.

For every commercial conveyancing transaction in St Fagans it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to St Fagans commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in St Fagans.

2 months have gone by since my purchase conveyancing in St Fagans concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I wish to sublet my leasehold apartment in St Fagans. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your previous St Fagans conveyancing solicitor is no longer available you can review your lease to check if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you must seek permission from your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. Such consent should not be unreasonably refused ore delayed. If the lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.

I inherited a basement flat in St Fagans, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in St Fagans with over 90 years remaining are worth £165,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do 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 you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.