It is 10 years ago since I purchased my home in Cardiff Bay. Conveyancing solicitors have just been appointed on the sale but I can't find the title documents. Is this a problem?

Don’t worry too much. First the deeds may be with the mortgage company or they could be archived with the conveyancers who acted in your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Cardiff Bay relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

We are due to move property in August. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Cardiff Bay. Conveyancing firm was chosen prior to coming across this site.

On the afternoon of completion you will need to pick up the house keys from your selling agent but this should only be done when the vendors conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. Subsequently you can advise the removal company that you are ready to move in. We do not recommend a particular removal organisation but can assist you in finding a residential property solicitor in Cardiff Bay or a solicitor with expertise in conveyancing in Cardiff Bay.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being pedantic. The Cardiff Bay solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

Intending to buy a apartment in Cardiff Bay. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cardiff Bay lawyer is on the Virgin Money conveyancing panel.

About to purchase a new build apartment in Cardiff Bay. Conveyancing is a frightening process 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cardiff Bay

Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.

Due to the guidance of my in-laws I had a survey completed on a house in Cardiff Bay before retaining lawyers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may not issue a mortgage on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cardiff Bay. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cardiff Bay to see if the conveyancing will be more expensive.

I need to retain a conveyancing solicitor for my conveyancing in Cardiff Bay. I've stumble upon a site which seems to have the perfect answer If there is a chance to get all the legals completed via email that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?