After what seems like an age a loan offer from NatWest for the remortgage of my 4 room garden flat is to be issued imminently. Are you able to recommend a low cost conveyancing practitioner in Llanrumney?

This site is not designed to help those in pursuit of a cheap conveyancing in Llanrumney. We can offer you affordable conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint brokers offering the bait of £100 conveyancing in Llanrumney. Optimistically, in being led by low cost conveyancing, you will get your money’s worth and at worst you will end up paying a lot in extras and still not receive the service expected.

I am the only beneficiary of my late father’s will with all property in now in my sole name, including the house in Llanrumney. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in April. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some banks would take a practical view as this obligation is primarily there to identify the purchase and immediately sell or the flipping of properties.

We are getting the release of further funds on our home loan from Barclays as we intend to conduct renovations to our home in Llanrumney. Are we obliged to choose a bricks and mortar Llanrumney solicitor on the Barclays conveyancing panel to deal with the legals?

Barclays don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.

The formalities of my remortgage has taken place for my property in Llanrumney. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I used Wolstenholmes several years ago for my conveyancing in Llanrumney. Now, I need my files however the law firm is no longer operating. What do I do?

You should contact 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 Llanrumney of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am a sole trader hoping to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Llanrumney for less than 1500k?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Llanrumney, including the sale and purchase of businesses as well as simply property. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right solicitor. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Let us have your details or phone so as to enable us to furnish you with a detailed commercial conveyancing calculation.

I am looking for Llanrumney online conveyancing estimates. Can I be sure that all the Llanrumney firms that are listed on your site are on the mortgage company conveyancing panel?

The solicitor and licensed conveyancing practices on our directory have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Llanrumney conveyancing solicitor being on the bank conveyancing panel is not accurate.