I am obtaining a mortgage with Halifax. I would like to employ the services of a Licensed Conveyancer in Llandaff. Does the Halifax Solicitor panel exclude Licensed Conveyancers?

The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am purchasing a semi-detached house in Llandaff. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Llandaff you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Llandaff.

My partner and I are intent on selling our house in Llandaff and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Llandaff. We have lived in Llandaff for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of 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)

I am purchasing a new build house in Llandaff with a loan from Alliance & Leicester . The builders refused to move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my lawyer about this side-deal as it will put at risk my loan with the bank. Should I keep quiet?.

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.

How does the Landlord & Tenant Act 1954 affect my business premises in Llandaff and how can you help?

The particular law that you refer to affords protection to business lessees, giving them the legal entitlement to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Llandaff