I am nearing exchange of contracts for my apartment in Llandough and the estate agent has just called to advise that the buyers are changing their conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to choose for their conveyancing in Llandough ?

Lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Banks point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

My wife and I are approaching an exchange on a property in Llandough and my parents have sent the 10% deposit to my property lawyer. I am now told that as the deposit has not arrived from me my property lawyer needs to make a notification to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

The lawyer is legally required to check with lender to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

I am assisting my niece sell her property in Llandough. Does the conveyancer order an EPC or it is for the seller to see to?

After the abolition of Home Packs, energy performance certificates was maintained a compulsory component of selling a house. An energy assessment needs to be to hand before the property is marketed. It is not something that law firms ordinarily arrange. If you are instructing a Llandough conveyancing lawyer they might help arrange energy assessments given their contacts with reputable Llandough energy assessors

I am selling my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being problematic. The Llandough solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.

Virgin Money have agreed my mortgage in principle, my offer on a house in Llandough has been agreed to, what happens next?

The estate agent will want to be informed of your lawyer's details (make sure the lawyers are on the bank’s panel). Telephone Virgin Money or the broker and finish off any outstanding documentation. Virgin Money will appoint a valuer who will get in contact with the selling agent or seller to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. Virgin Money will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llandough.

Are there restrictive covenants that are commonly identified as part of conveyancing in Llandough?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Llandough. 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…’

What does commercial conveyancing in Llandough cover?

Llandough conveyancing for business premises covers a broad array of guidance, given by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.