I plan on acquiring a ground floor flat in Adamsdown. My lawyer is not listed on the mortgage company solicitor panel. Can I still appoint my Adamsdown conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?

You have numerous alternatives open to you here

• Proceed with your existing Adamsdown conveyancing practitioner but your lender will need to use a property lawyer from their approved panel. This will result in additional charges together with probable interruption.
• Choose a new property lawyer to act in the purchase, obviously checking they are on the bank conveyancing panel.
• Appeal to your conveyancing practitioner to seek to join the lender panel

Having sold my house in Adamsdown last February yet the purchaser is telephoning daily to say his lawyer needs to hear from mine. What should have happened now that I have sold?

Following your disposal your solicitor is committed to send the transfer deeds and all additional paperwork to the buyer’s lawyers. Where relevant, your solicitor should also confirm that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion steps just for conveyancing in Adamsdown.

I used Action Conveyancing several years past for my conveyancing in Adamsdown. I now require my file but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Adamsdown of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am using a search engine for the words on line conveyancing in Adamsdown it shows results of numerous conveyancersin the area. With so much choice what is the best way to find the suitable conveyancer for my move?

The ideal way of choosing a suitable conveyancer is via trusted recommendation, so ask friends and those you trust who have acquired a property in Adamsdown or a respected estate agent or mortgage broker. Charges for conveyancing in Adamsdown differ, so it's advisable to obtain a minimum of three quotes from different property lawyers. Make sure that you clarify that the costs are guaranteed not to to be inflated.

Can you provide any top tips for leasehold conveyancing in Adamsdown with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Adamsdown can be avoided where you appoint lawyers as soon as you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ representatives.
You may think that you are aware of the number of years left on your lease but you should double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to where the lease term is under 75 years. In the circumstances it is important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Some Adamsdown leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. Many freeholders or managing agents in Adamsdown levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Adamsdown.

Leasehold Conveyancing in Adamsdown - Sample of Queries before Purchasing

It would be sensible to find out as much as you can regarding the company managing the building as they can either make living at the property much easier or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to every day issues like the cleanliness of the common parts. You should not be afraid to ask other people if they are happy with them. On a final note, be sure you know the dates that the service charges are due to the appropriate party and precisely what you get for your money. How is the lease structured? Most Adamsdown leasehold properties will have a service charge for maintenance of the building set on behalf of the freeholder. Should you purchase the property you will have to pay this amount, normally quarterly during the year. This can vary from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all probability there will be a rentcharge to be met annual, this is usually not a exorbitant sum, say around £50-£100 but you should to enquire as sometimes it could be many hundreds of pounds.