My grandmother passed away 10 months ago and as sole heir and executor I was left the property in St Fagans. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Barclays will insist on your using a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
We expect to receive a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any St Fagans solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Fagans solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
My offer was accepted on a house in St Fagans on 21/1/2026, valuation was booked 4 days after, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Our offer on a property in St Fagans has been agreed to, the owners do nevertheless have a dependent purchase. The vendors have offered on on an apartment, however it’s not yet tied up, and are looking at other properties booked. I have selected a high street conveyancing solicitor in St Fagans. What should be my next step? When should I get the mortgage application with Co-operative started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, St Fagans conveyancing search charges, etc). The first thing to do is check that your lawyer is on the Co-operative conveyancing panel. As to the subsequent stages this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a rising market many buyers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they ask their conveyancer to press on with searches.
We are close to exchanging contracts on the sale of our house in St Fagans and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in St Fagans. We have lived in St Fagans for 4 years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Action Conveyancing several years ago for my conveyancing in St Fagans. Now, I need my documents however cannot find the solicitor. What do I do?
You should call 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 St Fagans of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to change solicitor as I have to choose one who is on the Skipton Building Society conveyancing panel. I was using a local conveyancing solicitor in St Fagans round the corner but the firm is not accepted by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in St Fagans on the Skipton Building Society panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in St Fagans. In utilising search facility on this page, you can scrutinise costs for conveyancing solicitors in St Fagans and beyond.
We are 17 days into a freehold purchase having been directed to conveyancers by the local agent to perform conveyancing in St Fagans. I am am extremely frustrated with the level of service. Can you you assist me in finding new conveyancers?
A lawyer would need to be very poor to suggest replacing them. Has your mortgage been sent? In the event that it has you must inform them of the replacement solicitor and have the offer are re-issued. Your new conveyancer should be on the banks approved list to avoid escalating charges and complications. That should be your first question of the new lawyers. Our search tool should assist you in finding a bank approved lawyer for your home move in St Fagans