My financial adviser has asked me for my Pentwyn law firm’s panel member for the HSBC conveyancing panel. What is the best way to find this out. I have tried my local Pentwyn branch but they have not got back to me yet.

Have you tried calling your Pentwyn solicitor about this?. Most Pentwyn law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Having spent time reviewing online forums for a recommended lawyer in Pentwyn, most post that I should use a CQS assured solicitor. Can you explain what CQS is?

Pentwyn Conveyancing Quality Scheme practices have achieved accreditation under the Law Society's Scheme (CQS) CQS was brought about to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to recognise solicitor firms who provide a quality residential conveyancing. Pentwyn is one of locations in England and Wales in which CQS are based. The conveyancing scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Association of British Insurers.

There are a variety of conveyancing solicitors in Pentwyn but how do I know who I should use?

It would be unwise to be seduced by the cheapest Pentwyn conveyancing costs illustration. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.

My husband and I have organised a further advance on our home loan from TSB as we intend to carry out improvements to our house in Pentwyn. Do we need to choose a bricks and mortar Pentwyn solicitor on the TSB conveyancing panel to deal with the legals?

TSB would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being problematic. The Pentwyn solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.

I am 14 days into a leasehold purchase having been referred to a firm by the selling agent to do our conveyancing in Pentwyn. I am am extremely frustrated with the quality of service. Could you help me find new lawyers?

A solicitor would have to be really poor to suggest replacing them. Has the mortgage been generated? If so you will need to inform them of the new contact details and have the offer are re-sent. The conveyancer should be on the banks panel to avoid added charges and delays. That should be your starting point. Our search tool will assist you in finding a bank approved solicitor for your conveyancing in Pentwyn

I am a negotiator for a long established estate agent office in Pentwyn where we have experienced a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have received contradictory information from local Pentwyn conveyancing solicitors. Please can you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I am the registered owner of a split level flat in Pentwyn, conveyancing was carried out 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Pentwyn with a long lease are worth £195,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2088

You have 63 years remaining on your lease the likely cost is going to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.