My husband and I are buying a purpose built apartment in Pentwyn with a homeloan from Chelsea Building Society.We have a Pentwyn conveyancing solicitor but Chelsea Building Society says he's not on their "panel". we are left little option but to use a Chelsea Building Society panel solicitor or keep our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Chelsea Building Society use our lawyer?

Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that conveyancers will be on the Chelsea Building Society solicitor panel. in the past, most banks had large numbers of law firms on their panels: 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 Chelsea Building Society

Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a two bedroom flat in Pentwyn. Do I collect the keys to the house on the completion date from my lawyer? If so, I will use a High Street conveyancing solicitor in Pentwyn?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.

The mortgage over my property is with RBS for my property in Pentwyn. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?

RBS must be informed of your intention in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel firm.

I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Pentwyn solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who conducted the conveyancing in Pentwyn 10 years ago are no longer around. What are my next steps?

In today’s world there are copies made of almost everything, and your conveyancer will know exactly where to locate all the appropriate documentation so you may buy or dispose of your house without any difficulty. If duplicates can’t be located, your lawyer can put in place insurance or indemnities protecting you against future claims on your premises.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Pentwyn is the location of the property. What do you suggest?

Flying freeholds in Pentwyn are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pentwyn you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentwyn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

What type of property do your Pentwyn conveyancing quotes relate to?

The quotes provided are only appropriate to standard domestic premises in England & Wales. Should you have any different needs for example industrial or agricultural property or commercial conveyancing in Pentwyn you should contact us to discuss this further .