We are looking to buy a property and require a conveyancing solicitor in Cyncoed who is on the Santander solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Cyncoed.

Have just purchased a repossessed house at auction in Cyncoed. Conveyancing is needed. What happens now?

Now that you are exchanged you should find a conveyancing lawyer quickly as you now have a pending a drop dead date to complete the deal. An auction property will have a corresponding legal pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must pass this on to the conveyancer instructed by you as soon as possible. Do make sure that your finances are in place to complete the transaction on the set completion date.

We have agreed to purchase a house in Cyncoed. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Bank of Ireland your lawyer must comply with the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Cyncoed.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Cyncoed solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cyncoed postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Cyncoed.

It has been three months since my purchase conveyancing in Cyncoed concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 residence 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.

In scouring the internet for the term on line conveyancing in Cyncoed it brings up many property lawyersin the vicinity. How do I determine which is the suitable solicitor for my move?

The best way of finding a suitable conveyancer is through a personal testimonial, so ask colleagues and those you trust who have acquired a property in Cyncoed or a reputable estate agent or mortgage broker. Charges for conveyancing in Cyncoed vary, so it's a good idea to request a minimum of three costs illustrations from different solicitors. Dont forget to clarify that the costs are guaranteed not to to be inflated.

What makes a Cyncoed lease problematic?

Leasehold conveyancing in Cyncoed is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain parts of the premises

You will encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Leeds Building Society, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.

Cyncoed Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

Can you tell me if there are any major works in the planning that will likely increase the maintenance costs? The best form of lease arrangement is if the freehold title is owned by the leaseholders. In this arrangement the tenants enjoy control and even though a managing agent is usually retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. For most Cyncoed leaseholds the cost for major works tend not to be wrapped into the maintenance charges, although some managing agents in Cyncoed require tenants to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance.