I can see plenty of here about conveyancing in Llandaff but what is your top tip for choosing the right conveyancer in Llandaff

We would encourage you not to base your choice on the cheapest Llandaff conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

Are all Llandaff Conveyancing Quality Solicitors on the HSBC conveyancing list of approved solicitors?

A selection of lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

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

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 conveyancing practitioner 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 Llandaff postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Llandaff.

Do I need to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a property in Llandaff?

Unless a prior purchase of the house completed post 12 October 2013 you can take it that lawyers handling conveyancing in Llandaff to continue to suggest a chancel search and or insurance against a claim.

How do I locate a Llandaff law firm on the Birmingham Midshires conveyancing panel? I have a car and am happy to travel upto 20kilometers to meet the lawyer.

Feel free to make use of the tool on this website. Please pick a lender and your location and you will see a number of Llandaff conveyancing lawyers based on proximity. We have detailed some Llandaff conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Birmingham Midshires approved list

In my capacity as executor for the will of my uncle I am selling a property in Neath but live in Llandaff. My solicitor (who is 235 miles from mehas requested that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Llandaff to witness and place their company stamp on the document?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Llandaff

The conveyancing solicitors carrying out our conveyancing in Llandaff has sent papers to review that show the property is unregistered with epitome documents. Why is the property not yet recorded at HMLR?

Over ninety percent of property in Llandaff is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Llandaff conveyancing lawyers will be capable of dealing with such matters but if any uncertainty reigns the conventional recommendation these days is for the seller’s conveyancer to undertake the registration formalities first and subsequently sell - this no doubt cause a prolonged conveyancing.