I have given 8 weeks notice to my current landlord and must vacate my let out apartment in Penylan by the end of next month. Conveyancing on my purchase has just started. How realistic is it to complete in three weeks as don't want to have to move into temporary accommodation?

It is unwise to provide notice on a rental unless your lawyer suggests that you should. Assuming that you have not already done so, update to your solicitor and request that they chase the sellers side, try to an agreed time frame that all parties will look to achieve

Should commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Penylan?

Its becoming the norm that commercial conveyancing solicitors in Penylan will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Penylan. The search result provides 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 Penylan.

For every commercial conveyancing transaction in Penylan it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Penylan commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Penylan.

I am buying a new build flat in Penylan. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Penylan

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I have been sourcing a conveyancing practitioner in Penylan for my house move. Is it possible to check a solicitor's record with the profession’s regulator?

Members of the public may find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.

I own a leasehold flat in Penylan. Conveyancing was finalised in 2010. I have heard that I should not allow the the remaining lease term to fall too low. Why is that a problem?

Penylan domestic long term leases are for a set term - usually 99 years when they commenced. However many flats in Penylan were built or converted in the 70’s80’s and so these leases now have under 80 years remaining. That may seem like a long time however Banks, Building Societies and other mortgage companies generally need leases to have a minimum of 75 years unexpired to adequate security. This means that when you come to sell the property you will need a lease extension if you are getting close to seventy five years. To optimize your property value you should be considering whether to extend your lease well in advance of selling the property. There are also significant benefits to taking action before the lease reaches even eighty years as when the lease falls below 80 years the premium you have to pay to extend starts to escalate.