I am need of leasehold conveyancing for a flat in a relatively new development (seven years old) in Llandough. The vast majority the properties have already been disposed of. Is it really necessary to order neighbourhood searches as part of conveyancing in Llandough?
You would be putting yourself at risk in refusing to carrying out Llandough conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. If accelerating the process and cost are primary concerns you should discuss with your solicitor about the options such as contingency insurance available to you
I recently had an offer accepted on a house in Llandough. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. A couple of days later, the conveyancing practitioner called me to say that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on an apartment in Llandough on 26/6/2025, valuation was booked 4 days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
Our sealed bid on a house in Llandough has been agreed to, the owners do however have a dependent purchase. The owners have put an offer on a property, however it’s not been accepted yet, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Llandough. What do I do now? At what stage do I apply for the mortgage with Kent Reliance?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Llandough conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the Kent Reliance approved list. Regarding the next stages this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. In a hot market many home buyers would apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they ask their conveyancer to move forward with the conveyancing in Llandough.
What will a local search tell me about the house my wife and I buying in Llandough?
Llandough conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Llandough conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I'm converting the mortgage on my primary property to a buy to let loan with Santander and intend to use the remaining equity as a deposit on another property. The neighborhood we are talking about is Llandough. Will your solicitors be able to act for both sets of mortgage companies and tie in the transactions?
Make use of our comparison tool on this site to check that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to connect the two conveyancing matters but you should have a chat with you solicitor and make clear your desired outcome and needs.
Jane (my partner) and I may need to rent out our Llandough basement flat for a while due to a new job. We instructed a Llandough conveyancing firm in 2004 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease governs relations between the landlord and you the leaseholder; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Llandough do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I invested in buying a 2 bed flat in Llandough, conveyancing having been completed November 1998. How much will my lease extension cost? Equivalent flats in Llandough with an extended lease are worth £211,000. The ground rent is £45 yearly. The lease finishes on 21st October 2092
With only 67 years unexpired we estimate the price of your lease extension to range between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
I dont have enough spare money to pay a 10% deposit on my flat purchase in Llandough , but I still want to go ahead. Do I have options?
You can accept a smaller deposit. Many sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second