I am obtaining a mortgage with Santander. I would like to enlist the help of a Licensed Conveyancer in Roath. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

This question may be naive but I am unexperienced as a 1st time buyer of a ground floor flat in Roath. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Roath?

On the day of completion you do not need to attend the conveyancers office in Roath. Your solicitors will transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

Does a directory service exist listing Barclays panel conveyancers in Roath on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings available online. Where you are looking for a Roath lawyer on the Barclays please make the most of our facility.

I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being a right pain. The Roath solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Just had an offer accepted on a new build apartment in Roath. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Roath

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

My company is planning to take an assignment of a lease of a shop on the high street. Can you recommend lawyers offering fixed costs for non-domestic conveyancing in Roath for below £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Roath, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. As for the charges this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or telephone us so that we may provide you with comprehensive commercial conveyancing calculation.

In my capacity as executor for the estate of my grandfather I am disposing of a property in Newport but reside in Roath. My conveyancer (approximately 300 miles from merequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Roath who can attest and place their company stamp on the document?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Roath based