What does my ID and proof of funds have anything to do with my conveyancing in St Fagans? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you are required to sign should confirm this. Your lender will also require certain documents to be checked. If you are unwilling to supply identification documents, your solicitor would not be able to accept instructions from you.
I am helping my mother sell her house in St Fagans. Will the conveyancing solicitor commission the energy performance certificate or it is for the owner to coordinate?
After the abolition of Home Packs, energy performance certificates was retained a required part of selling a property. An energy assessment must be commissioned before the property is marketed. It is not a task that lawyers normally organise. Where you are using a St Fagans conveyancing practitioner they might be willing to arrange energy assessments given their relationships with reputable local providers
I happen to be the only recipient of my late father’s estate with all property in now in my sole name, including the my former home in St Fagans. The St Fagans property was put into my name in May. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the house in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many lenders would take a practical view as this obligation chiefly exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
My offer was accepted on a house in St Fagans on 23/4/2025, valuation was booked 4 days after, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
My friend advised me that where I am purchasing in St Fagans I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your St Fagans conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about St Fagans around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning St Fagans.
I am purchasing my first flat in St Fagans benefiting from help to buy. The builders refused to budge the amount so I negotiated £7000 of extras instead. The estate agent told me not inform my solicitor about the extras as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
How does the Landlord & Tenant Act 1954 impact my business premises in St Fagans and how can you help?
The 1954 Act affords a safeguard to business lessees, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. St Fagans is one of the many areas of the UK in which our lawyers have offices
What is the distinction between surveying and conveyancing in St Fagans?
Conveyancing - in St Fagans or elsewhere - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the vendor to remedy the problems before you complete your move.