What is the best way to find the right solicitor who can give a quality service for our conveyancing in Llandaff?

First ask your friends and family who they would recommend.

Option 2 is to look on the internet for conveyancing in Llandaff. Call a couple or more firms listed and request that they forward you their conveyancing fees and discuss your needs with the solicitor who will conduct the legal process ahead ofmaking your choice.

Third is to make use of this site to help you find the right lawyers for you based on your individual expectations including location,timings, complexity and who your intended lender is. Do not be teased by ninety nine pound conveyancing in Llandaff

We note that you have a search directory identifying solicitors on the Coventry BS conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Llandaff?

We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llandaff.

I am considering remortgaging my apartment in Llandaff, does my lawyer have to be on the Co-operative Conveyancing panel?

In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

We are buying a 4 bedroom semi-detached house in Llandaff. We would like to an extension at the rear at the property.Will the conveyancing process include investigations to ascertain if these alterations are prohibited?

Your property lawyer should review the deeds as conveyancing in Llandaff will on occasion reveal restrictions in the title deeds which prevent categories of works or require the consent of another owner. Many extensions call for local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

Are all Llandaff Conveyancing Quality Solicitors on the TSB conveyancing list of approved firms?

It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives 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 conveyancing solicitors.

Nottingham have agreed my home loan in principle, my offer on a flat in Llandaff has been agreed to, what are the next steps?

Your estate agent will want to be informed of your property lawyer's details (be sure the conveyancing practitioners are on the lender’s approved list). Call up Nottingham or the broker and finalise any appropriate forms. Nottingham will instruct a valuer who will get in touch with the selling agent or vendor to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Nottingham will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llandaff.

I'm buying a new build house in Llandaff with a loan from Coventry Building Society. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not reveal to my conveyancer about this deal as it may jeopardize my loan with the lender. 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.