In looking at mumsnet.com for a high-quality solicitor in Cardiff, many post that I must look for a CQS kitemarked solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes through the scheme protocol Membership covers many organisations who perform conveyancing in Cardiff.

A friend advised me that in buying a property in Cardiff there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?

There are anumerous of properties in Cardiff which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Cardiff should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all Cardiff Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?

Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I have decided to exercise my right to buy my property in Cardiff off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

five months have elapsed since my purchase conveyancing in Cardiff completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Cardiff differ for new build properties?

Most buyers of new build property in Cardiff come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Cardiff typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cardiff or who has acted in the same development.

I work for a busy estate agency in Cardiff where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Cardiff conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Cardiff Leasehold Conveyancing - Examples of Queries Prior to buying

What restrictions are contained in the Cardiff Lease? You will want to find out as much as possible about the managing agents as they will either make living at the property much simpler or much more difficult. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to daily issues such as the tidiness of the communal areas. Don't be shy to ask other people what they think of them. On a final note, find out the dates that you are obliged pay the maintenance charge to the managing agents and specifically what you get for your money.