We note that you have a post code search directory listing solicitors on the Kent Reliance conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Pontcanna?

We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pontcanna.

We have a mortgage agreed in principle with Santander. Pontcanna conveyancing solicitors were instructed. How long does it take for Santander to send the offer to the lawyer?

There is no definitive answer here. Have Santander done the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have a mortgage with RBS for my property in Pontcanna. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

You must advise RBS in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let 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 RBS directly. You need not do this via a RBS conveyancing panel solicitor.

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

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.

I used Action Conveyancing several years past for my conveyancing in Pontcanna. I now require my papers however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pontcanna of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

In what way does the Landlord & Tenant Act 1954 affect my business property in Pontcanna and how can your lawyers assist?

The particular law that you refer to gives a safeguard to commercial tenants, giving them the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Pontcanna

Me and my wife are selling a Pontcanna house we inherited 5 years ago in 2009. I have over twenty years conveyancing knowledge and, although retired, wish to undertake my own conveyancing. The purchaser's property lawyer has informed me that their bank will not allow us to do our own conveyancing mandating that the funds to be sent to a solicitor's bank account.

Lending requirements to solicitors from all CML members state that If the seller does not have legal representation the buyer’s lawyers should check whether the lender needs to be notified so that a decision can be reached as to whether or not they are willing to progress.