What is the most effective way to find the right solicitor to provide a 1st class service for our conveyancing in Llandaff North?

First ask connections whom they would instruct.

Option 2 is to look on the internet for conveyancing in Llandaff North. Phone a couple or more firms listed and request that they forward you their conveyancing fees and discuss your needs with the solicitor who will conduct the legal process beforemaking your choice.

Option 3 is to make use of our search tool to help you find the right solicitors for you based on your individual requirements including area of the property,timings, complexity and who your intended lender is. Resist the temptation to go for £100 conveyancing in Llandaff North

My wife and I are approaching an exchange on a house in Llandaff North and my parents have transferred the 10% deposit to my conveyancer. I am now advised that as the deposit has been received from someone other than me my conveyancer needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

Your conveyancer is obliged to clarify with lender to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

My wife and I are planning on selling our property in Llandaff North and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Llandaff North conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Llandaff North. Having lived in Llandaff North for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of 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 health insurance to cover that same illness)

The deeds to our home are lost. The lawyers who dealt with the conveyancing in Llandaff North 10 years ago have long since closed. What are my options?

Gone are the days when you need to have the physical official documentation to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.

I'm purchasing my first flat in Llandaff North with a loan from Norwich and Peterborough Building Society. The developers would not move on the price so I negotiated 6k of additionals instead. The sale representative told me not disclose to my conveyancer about the side-deal as it would adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.