My lender has suggested solicitors on their panel based in St Fagans but I would rather use a conveyancing lawyer in St Fagans or nearer to where I live. Are you able to assist?

Far from all St Fagans conveyancing practices are on all banks conveyancing panel. Do make the most of our search tool to choose a St Fagans conveyancing solicitor on the on the lender panel.

My wife and I are close to exchanging contracts on the sale of our home in St Fagans and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street St Fagans conveyancer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in St Fagans. We have lived in St Fagans for six years we know of no issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am buying a new build house in St Fagans benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The estate agent advised me not to tell my lawyer about the extras as it would jeopardize my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. St Fagans is where the house is located. Can you shed any light on this issue?

Flying freeholds in St Fagans are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Fagans you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Fagans may ascertain 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 property.

In my capacity as executor for the will of my aunt I am selling a residence in Newport but reside in St Fagans. My lawyer (based 200 miles from meneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in St Fagans to witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are St Fagans based