Having spent time looking at consumer advice sites for an affordable solicitor in Tongwynlais, most comment that I must look for a CQS assured lawyer. What is CQS?

Tongwynlais Conveyancing Quality Scheme practices have been granted certification under the Law Society's Scheme (CQS) The Law Society established CQS to establish evidence of quality standards in the home legal process. CQS helps buyers and sellers to identify practices that provide a quality residential conveyancing. Tongwynlais is one of the many areas in England and Wales in which CQS have offices. The scheme obliges solicitors 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.

I am buying a property and the solicitor has raised the issue of Chancel Repair to which the property could be obligated to contribute to as it falls into the area of such a church. She has recommended insurance. Is this strictly required for conveyancing in Tongwynlais

Unless a prior acquisition of the premises took place after 12 October 2013 you can expect lawyers handling conveyancing in Tongwynlais to remain recommending a chancel search and or insurance against a claim.

I'm purchasing a new build house in Tongwynlais benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about the deal as it could jeopardize my loan 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 wife and I purchased a leasehold flat in Tongwynlais. Conveyancing and Chelsea Building Society mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Tongwynlais who previously acted has long since retired. Any advice?

The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Tongwynlais conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Tongwynlais Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

Who takes charge for maintaining and repairing the building? How much is the ground rent and service charge? How many years are left on the lease?

Some weeks ago I was informed by my mortgage company that their panel solicitors work on no move no charge basis for conveyancing in Tongwynlais. My purchase did not proceed yet the conveyancers want search fees! They say the fees are seperate!

By promising "no completion no fee" Tongwynlais conveyancing firms are waiving their charges for any work done. We should point out that this does not constitute an insurance scheme. Disbursements aren’t covered – where the conveyancing practitioner have to pay money out to other people, e.g. Tongwynlais local search fees