Much to our surprise we have been informed by our IFA that my Pentwyn solicitor is not on the bank Conveyancing panel. How can I be sure if this is correct?

The best course of action for you to take is to contact your Pentwyn conveyancer. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

Please help. My Pentwyn lawyer is informing me me that he has toorder Pentwyn conveyancing searches stemming from the fact thatthe firm are on the Santanderconveyancing panel. Is my conveyancer correct?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Pentwyn conveyancing searches.

As I am unsure how the conveyancing process works what is the most important advice you can impart about purchase conveyancing in Pentwyn?

Not many law firms shout this from the rooftops but conveyancing in Pentwyn and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the legal transfer of property. For example, the seller, estate agent and sometimes your mortgage company. Choosing a law firm for your conveyancing in Pentwyn should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to act in your legal interests and to keep you safe.

Every so often a third party with a vested interest may attempt to convince you that you should follow their advice. As an example, the selling agent may claim to be assisting by suggesting your conveyancer is dragging his heels. Or your financial adviser may tell you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We are buying a 4 bedroom semi-detached house in Pentwyn. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to ascertain if these works are prohibited?

Your conveyancer should review the registered title as conveyancing in Pentwyn will occasionally reveal restrictions in the title deeds which prevent categories of alterations or necessitated the consent of another owner. Many additions call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Pentwyn conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

Completion of my remortgage has taken place for my property in Pentwyn. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

The estate agent has sent us the confirmation of our purchase of a new build flat in Pentwyn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pentwyn

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?