I am getting a offer of a home loan from Lloyds. I intend to instruct a Licensed Conveyancer in Cyncoed. Does the Lloyds Solicitor panel include Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

We are selling our apartment in Cyncoed. Will my solicitor have to be required to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Cyncoed. 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 conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cyncoed

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I have been on the look out for a flat up to £305k and identified one near me in Cyncoed I like with amenity areas and station in the vicinity, however it's only got 61 years on the lease. There is not much else in Cyncoed in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan the shortness of the lease will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

Given that I will soon part with £400,000 on a garden flat in Cyncoed I wish to talk to a solicitor regarding thehome move ahead of giving the go ahead to the firm. Is this something that you can arrange?

This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your conveyancing in Cyncoed.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Cyncoed should be the amount on the final invoice that you end up paying.