How up to date is your search tool for Cardiff Bay conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?

Cardiff Bay conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

Are all Cardiff Bay Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved practices?

It is true that some lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

We were going to get a AIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Cardiff Bay solicitors on the Clydesdale conveyancing panel, or is it better to go independently?

You will need to appoint Cardiff Bay solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being pedantic. The Cardiff Bay solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

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

Just bought a terraced house in Cardiff Bay , how long should it take for the Land Registry to record my title? My Cardiff Bay conveyancing solicitor has been very slow, so I want to be certain the registration formalities are dealt with.

There is nothing unique about conveyancing in Cardiff Bay registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any interested persons or bodies. At present in the region of three quarters of such applications are fully dealt with within 12 days but occasionally there can be extensive delays. Registration occurs after the buyer has moved in to the premises therefore 'speed' is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.

I am 18 days into a residential purchase having been directed to conveyancers by the high street agent to perform conveyancing in Cardiff Bay. We are not happy. Can you you assist me in finding new solicitors?

They would have to be very bad in order to consider diss instructing them. Has the loan offer been sent? In the event that it has you will need to make them aware of the new contact details and have the mortgage documents are re-sent. The solicitor ideally should be on the banks panel to avoid added charges and frustration. So that should be your starting point. The search tool can assist you in finding a bank approved solicitor for your home move in Cardiff Bay

I am an executor of my recently deceased parent's Will, with a property in Cardiff Bay which is to be marketed. The bungalow is unregistered at the Land Registry and I'm advised that some estate agents will insist that it is completed before they will proceed. What's the procedure for this?

In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.