Have just purchased a repossessed house at auction in Cardiff. Conveyancing is required. What is next?

Now that you have to in every practical sense signed on the dotted line you should retain a conveyancing solicitor soon as you are faced with a pending a fixed date to complete the purchase. Every auction property will ordinarily have a corresponding legal pack. This should include evidence of title and search results. In the case of leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in order to complete on the date specified in the contract.

Is it the case that all Cardiff CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved solicitors?

A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

Can I be sure that the Cardiff conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Cardiff obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your conveyancing.

A colleague suggested that if I am buying in Cardiff I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually included in the estimate for your Cardiff conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Cardiff around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Cardiff Education with plans and statistics, Local Amenities and other useful information about Cardiff.

I used Arc property Solicitors a few years ago for my conveyancing in Cardiff. I now require my file however the law firm has closed. What do I do?

You should 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 Cardiff 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Cardiff is the location of the property. Is there any guidance you can impart?

Flying freeholds in Cardiff are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cardiff 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 Cardiff may determine 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 premises.

Whilst your website is a good idea there are many lawyers listed near Cardiff being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our bank?

We do not recommend specific Cardiff firms as the right Cardiff conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Cardiff knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..