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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 conveyancing 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

Our Cyncoed solicitor has discovered an inconsistency between the surveyor’s assumptions in the valuation report and what is in the legal papers for the property. My solicitor has advised that he needs to check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance correct?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I own a freehold premises in Cyncoed but still charged rent, why is this and what is this?

It’s unusual for properties in Cyncoed and has limited impact for conveyancing in Cyncoed but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

I am considering applying for a Virgin Money mortgage for purchase of a new build (under development) in Cyncoed with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?

There is nothing to stop you using your solicitor, but Virgin Money will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

My partner and I are selling our house in Cyncoed and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Cyncoed. Having lived in Cyncoed for many years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

Have purchased a a semi-detached house in Cyncoed , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Cyncoed conveyancing solicitor has been very slow, so I want to be sure the registration is concluded.

There is nothing unique about conveyancing in Cyncoed registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration takes place after the new owner is living at the premises so 'speed' is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.

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