Can you help - my lawyer advises that breach of easement insurance is needed on my purchase. What is the level of cover for St Fagans conveyancing?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between and . Conveyancing solicitors as opposed to borrowers take out such policies.

I'm the only recipient of my late grandmother’s will and I have everything in my name now, including the house in St Fagans. The St Fagans property was put into my name in . I plan to dispose of the property. I do know about the CML six month 'rule', meaning my property ownership will be considered the same way as if I'd bought the property in . Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most lenders would take a practical view as this provision principally exists to identify subsales or the wholesaling and assigning of properties.

We expect to receive a OIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any St Fagans solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint St Fagans solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I understand that there are debates on Chancel Insurance on online forums. Do I need this when buying a property in St Fagans? or Apparently there is historic law that means some homeowners residing in a parish church boundary may be liable to contribute towards repairs to the chancel within the church. Is this relevant for conveyancing in St Fagans?

Unless a prior acquisition of the premises took place post 12 October 2013 you could assume that lawyers delivering conveyancing in St Fagans to continue to advocate a chancel search and or chancel repair liability policy.

I used Wolstenholmes several years ago for my conveyancing in St Fagans. Now, I need my files but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Fagans of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build house in St Fagans benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my conveyancer about the deal as it may impact my mortgage with the bank. 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.

My father purchased his flat in St Fagans ten years ago. He has since got wed, divorced and in recent months got married again. He now intends to dispose of the St Fagans property. I think he will simply be requested to supply copies of his marriage certificates to the however he is worried it could hold up the home sale. Should he instruct a to update the title documents for the property?

It is not absolutely necessary to update the register providing you have the evidence needed to demonstrate how the name change has come about.

The buyer’s will check the title information and ask for evidence by way of proof of the change of name e.g. marriage documentation.