All was ready to move into my new home in Cardiff Bay next Friday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the lender expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not specific to conveyancing in Cardiff Bay.

We intend to purchase a newly converted flat in Cardiff Bay with a residential mortgage from National Westminster Bank.We like our Cardiff Bay conveyancing lawyer but National Westminster Bank advised that he's not listed on their "panel". We have to appoint a National Westminster Bank panel solicitor or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that National Westminster Bank use our lawyer?

No, not really. The home loan issued to you contains terms and conditions, a common one being that conveyancers will be on the National Westminster Bank conveyancing panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank

My wife and I buying a end of terrace house in Cardiff Bay. Our aim is to an extension at the rear at the house.Will the conveyancing process involve investigations to see if these alterations were previously refused?

Your conveyancer will check the deeds as conveyancing in Cardiff Bay will sometimes reveal restrictions in the title deeds which prohibit categories of works or necessitated the permission of a 3rd party. Certain extensions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Please help - my lawyer says that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Cardiff Bay?

The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.

I was told two weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Cardiff Bay is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.

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 Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I used Wolstenholmes several years ago for my conveyancing in Cardiff Bay. I now require my papers but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Cardiff Bay of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How much experience do your Cardiff Bay conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Cardiff Bay conveyancing lawyers help thousands of people move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Cardiff Bay conveyancers have worked on recent similar matters.