I am refinancing my home in Cardiff, does my lawyer have to be on the Conveyancing panel?

There is nothing to stop you using your solicitor, but will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Does a directory service exist listing panel solicitors in Cardiff on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings open the public on the web. If you are seeking to appoint a Cardiff on the please make the most of our facility.

We were going to get a AIP from this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Cardiff solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Cardiff solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being pedantic. The Cardiff solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

4 months have elapsed following my purchase conveyancing in Cardiff completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 property 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've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Cardiff is where the house is located. Can you offer any guidance?

Flying freeholds in Cardiff are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cardiff you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cardiff may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My wife and I have recently had a bid accepted on our first home in Cardiff, and need to get solicitors instructed. I have used the different rating tools and the results are from all across the England and Wales. Is it critical to have a Cardiff local to your prospective new home? I am willing to do all the communicating electronically, but I am thinking at some point we will need to visit the 's office to sign documents?

The does not need to be in Cardiff, but choosing local means that you can go in if you need to, for instance, if a signature is immediately necessary. Also, a Cardiff solicitor have established relationships with local agents and (if the vendor has instructed a local ) with them, which should help smooth the process.