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Find a Cyncoed Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cyncoed? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cyncoed home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Cyncoed conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Cyncoed

We previously selected conveyancing lawyers located in Cyncoed on the Lloyds solicitor approved list. They are now charging me a supplemental charge for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?

Provided it is contained in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This charge is not set by Lloyds but by your Cyncoed conveyancer. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee and others do not.

I am selling my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being difficult. The Cyncoed solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

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

After shopping around on the internet I have found a Cyncoed conveyancer having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Cyncoed surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I have todaybeen informed that Wolstenholmes have closed. They conducted my conveyancing in Cyncoed for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?

The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cyncoed conveyancing specialists.

I opted to have a survey carried out on a house in Cyncoed before retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks may not issue a loan on a flying freehold house.

It depends who your proposed lender is. HSBC has different instructions from Halifax. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cyncoed. Conveyancing may be slightly more expensive based on your lender's requirements.

Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in Cyncoed?

At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Cyncoed. Unlike many estate agents and brokerage sites we do not operate commission deals with solicitors. Many agents and online brokers 'recommend' solicitors that pays the highest kickback, rather than the best value conveyancing in Cyncoed

I work for a busy estate agency in Cyncoed where we have witnessed a few leasehold sales derailed as a result of short leases. I have received contradictory information from local Cyncoed conveyancing firms. Could you clarify whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a split level flat in Cyncoed, conveyancing formalities finalised in 2007. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Cyncoed with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2079

You have 57 years left to run we estimate the price of your lease extension to be between £26,600 and £30,800 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.