If you had a top tip for selecting a conveyancing solicitor in St Fagans what would it be?

Do not opt for the cheapest St Fagans conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

A friend advised me that in buying a property in St Fagans there may be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?

We are aware of anumerous of properties in St Fagans which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in St Fagans should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

The formalities of my remortgage has taken place for my property in St Fagans. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. 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 who will take matters further.

Are there restrictive covenants that are commonly identified during conveyancing in St Fagans?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in St Fagans. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying a new build house in St Fagans with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my solicitor about the side-deal as it may affect my mortgage with the bank. Is this normal?.

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.

I am a sole trader planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering fixed fees for non-domestic conveyancing in St Fagans for below 1500k?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in St Fagans, including the disposal and purchase of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. Regarding the charges these will vary based on the structure and nuances of the proposed transaction. Please provide us with your details or email so as to enable us to provide you with comprehensive commercial conveyancing quote.

I am purchasing a house and require a conveyancing solicitor in St Fagans who is on the lender approved panel. Can you recommend a St Fagans or local St Fagans solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in St Fagans. We dont recommend any particular solicitor.