My fiance and I are looking to acquire a home in Rumney and have appointed a Rumney conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Clydesdale have this evening contacted us to advise us that there is now an issue as our Rumney solicitor is not on their conveyancing panel. What do we do from here?

Where you are buying a property requiring a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Rumney lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Our lender has recommended solicitors on their panel based in Rumney but I would rather use a conveyancing lawyer in Rumney local to me. Are you able to assist?

Far from all Rumney conveyancing practices are approved and listed on all banks conveyancing panel. Use our search tool to identify a Rumney conveyancing firm on the on the lender panel.

Is there a list of Santander panel solicitors in Rumney on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings open the public over the internet. Where you are looking for a Rumney lawyer on the Santander please use our tool.

I currently have a mortgage with Co-operative for my property in Rumney. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

Co-operative must be informed of your intention prior to letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.

Bank of Ireland have agreed my home loan in principle, my offer on a apartment in Rumney has been accepted, now what?

Your property agent will need to know who your solicitors are (make sure the lawyers are on the bank’s approved list). Call up Bank of Ireland or the broker and finish off any outstanding documentation. Bank of Ireland will appoint a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. Bank of Ireland 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 Rumney.

We're new on the property ladder - had an offer accepted, but the selling agent advised that the vendor will only proceed if we instruct the agent's chosen lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Rumney

It is unlikely the owners are driving this. Should the seller desire ‘a quick sale', turning down a genuine buyer is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to instruct your preferred Rumney conveyancing firm - as opposed tothe ones that will give the estate agent a commission or meet his conveyancing thresholds demanded by corporate headquarters.

Back In 2003, I bought a leasehold house in Rumney. Conveyancing and Chelsea Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Rumney who acted for me is not around. What should I do?

First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a Rumney conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Rumney - Examples of Queries before buying

Is anyone aware of any major works anticipated that could add a premium to the service costs? Generally speaking the cost for major works tend not to be included within maintenance charges, although a few managing agents in Rumney ask leasehold owners to pay into a reserve fund created for the specific intention of establishing a fund for larger works.