I am not in a position to travel far from Splott. What is the rationale as to why all Splott solicitors aren't automatically on all bank panels?

Lenders highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This led to mortgage companies purging a number of firms off their books of approved lawyers .

My god-son is purchasing a newly built flat in Splott with a mortgage from Nationwide. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Having spent time reviewing online forums for a cheap solicitor in Splott, many say that I should instruct a CQS assured solicitor. What is CQS?

Splott Conveyancing Quality Scheme law firms have obtained certification under the Law Society's Scheme (CQS) CQS was created to establish evidence of quality standards in the in the legal transfer of properties. CQS enables consumers to recognise solicitor firms who provide a quality residential conveyancing. Splott is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Splott?

There are two types of lawyers who can perform conveyancing in Splott namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the sale or acquisition of property. Both are duty bound to execute Splott conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that all requisite steps should be correctly attended to.

Is it the case that all Splott solicitors on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

I recently had an offer agreed on an apartment in Splott. My mortgage broker suggested a property lawyer. I paid an advanced payment of £200. Shortly after, the lawyer contacted me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying a new build apartment in Splott. 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 is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Splott

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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.