All was ready to move into my new home in Adamsdown next Monday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not limited to conveyancing in Adamsdown.

Me and my partner are buying a flat in Adamsdown. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My bid for a property was accepted at auction in Adamsdown. Conveyancing is needed. What are my next steps?

Now that you have legally committed yourself to purchase you must appoint a conveyancing practitioner quickly as you will have a fast approaching deadline in which to complete the conveyancing. An auction property should have a bespoke auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.

I am purchasing a detached bungalow in Adamsdown. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve checks to determine if these works are allowed?

Your solicitor should check the deeds as conveyancing in Adamsdown will sometimes reveal restrictions in the title deeds which prevent certain alterations or need the permission of a 3rd party. Certain additions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

I am purchasing my first flat in Adamsdown with a mortgage from The Royal Bank of Scotland. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my solicitor about the deal as it could impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

In surfing the web for the term cheap conveyancing in Adamsdown it shows results of numerous conveyancersin the area. How do I determine which is the right property lawyer for the sale of my house?

The preferential method of seeking a suitable conveyancer is via trusted recommendation, so enquire of colleagues and relatives who have purchased a property in Adamsdown or a reputable estate agent or mortgage broker. Charges for conveyancing in Adamsdown vary, so it's sensible to obtain a minimum of four fee estimates from varying types of conveyancers. Make sure that you clarify that the costs are assured not to rise.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.