Some advice if I may. My Llandough solicitor is informing me me that he has toorder Llandough conveyancing searches due to the fact thatthe firm are on the Nat Westconveyancing panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Llandough conveyancing searches.

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

Given that you have now exchanged you should choose a conveyancing solicitor quickly as you are facing a fast approaching deadline in which to complete the property. All auction property should have an associated legal pack. This will likely include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to 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 the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in Llandough. The Llandough property was put into my name in October. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in October. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view lenders take of it, depend on the bank as this requirement is primarily there to identify subsales or the quick reselling of property.

The formalities of my purchase has taken place for my property in Llandough. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am looking for a ground for flat up to £235,500 and found one close by in Llandough I like with open areas and transport links nearby, however it's only got 52 years unexpired on the lease. There is not much else in Llandough in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a home loan the shortness of the lease may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

I am in need of some leasehold conveyancing in Llandough. Before I get started I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Llandough - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Llandough Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

How is the lease structured? How much is the ground rent and service charge? Are any of leasehold owners in dispute over their service charge liability?

Your search tool is useful but there are many lawyers listed near Llandough being on the mortgage company conveyancing panel. Can you recommend a specific firm on the mortgage company approved panel?

We are not in the business of recommending one firm above another as the right Llandough conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Llandough knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..