I have 71 years left on my lease and require a lease extension for my apartment in Llanrumney. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/10/2025 the requirements read as follows :

Have just purchased a repossessed house at auction in Llanrumney. Conveyancing is required. What are my next steps?

Now that you are exchanged you will need to instruct a conveyancing practitioner as a matter of urgency as you now have a tight deadline in which to complete the property. An auction property will have an associated auction set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete on the on the contractual date .

The formalities of my remortgage has taken place for my property in Llanrumney. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I recently had an offer agreed on an apartment in Llanrumney. My mortgage broker suggested a property lawyer. I paid an advanced payment of £225. Not long after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am purchasing my first flat in Llanrumney benefiting from help to buy. The builders would not budge the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my solicitor about this extras as it would affect my mortgage with the lender. Is this normal?.

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.

As co-executor for the estate of my grandmother I am selling a house in Swansea but live in Llanrumney. My solicitor (based 235 miles from meneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Llanrumney to attest and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Llanrumney based

My fiance and I are buying a 2 bedroom housein Llanrumney with a home loan from a bank. We would like to retain our conveyancer in Llanrumney yet our mortgage company inform us now that he's not on their "panel". We have to appoint from the our bank panel solicitors or keep our Llanrumney conveyancer and incur the extra costs for one of their panel ones to represent our bank. This seems very unfair; is there anything we can do?

No, not really. The lender mortgage offered to you is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including almost all conveyancing solicitors in Llanrumney : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your bank.