I am buying a leasehold flat in Tongwynlais. My Conveyancer has never been on on the mortgage company conveyancing list. Can I still appoint my Tongwynlais conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?

Various options include

• Proceed with your chosen Tongwynlais solicitor but your lender will need to instruct a property lawyer from their approved panel. This will result in additional fees together with potential delay.
• Choose a new lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your property lawyer to pull out all the stops to get listed on the mortgage company panel of solicitors

We are downsizing from our house in Tongwynlais and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Tongwynlais conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a factory type conveyancing practice rather than a conveyancing solicitor in Tongwynlais. We have lived in Tongwynlais for three years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should check with 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)

About to purchase a new build flat in Tongwynlais. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Tongwynlais

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Am I better off to appoint a Tongwynlais conveyancing lawyer in close proximity to the house I am hoping to buy? I have an old university friend who can handle the conveyancing however his firm is located 400kilometers drive away.

The benefit of a high street Tongwynlais conveyancing firm is that you can drop in to execute paperwork, deliver your identification documents and pester them if necessary. Having local Tongwynlais know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and the majority were happy that should surpass using an unfamiliar Tongwynlais conveyancing lawyer solely due to them being round the corner.

Me and my partner are FTB’s just having agreed a price on a property in Tongwynlais, and are now looking to get solicitors appointed. I have utilised the various comparison tools and the quotes are from all across the England and Wales. Is it critical to have a Tongwynlais lawyer local to your potential property? I am content to do everything electronically, but I am thinking at some stage we may be required to attend the conveyancing practitioner's office to sign documents?

The lawyer does not have to be in Tongwynlais, but choosing local means that you have the option to visit their offices if you need to, by way of example, if a signature is needed urgently. Also, a Tongwynlais solicitor is likely to be familiar with local agents and (if the vendor has instructed a local conveyancer) with them, which should help keep things moving faster.