In researching consumer advice sites for a conveyancing solicitor in Gwaelod Y Garth, most comment that I must use a CQS assured solicitor. Can you explain what CQS is?

Gwaelod Y Garth Conveyancing Quality Scheme law firms have achieved certification under the Law Society's Scheme (CQS) The Law Society established CQS to establish evidence of quality standards in the home buying process. CQS enables consumers to identify practices that provide a quality residential conveyancing. Gwaelod Y Garth is one of locations in England and Wales in which CQS have a presence. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.

Is it the case that all Gwaelod Y Garth solicitors on the Coventry BS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the SRA. Some banks do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.

I currently have a mortgage with Coventry BS for my property in Gwaelod Y Garth. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?

Coventry BS must be informed of your intention before letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel firm.

I can not work out if my bank requires a lease extension. I have telephoned my Gwaelod Y Garth bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Gwaelod Y Garth conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The solicitor has to comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Due to the guidance of my in-laws I had a survey completed on a house in Gwaelod Y Garth in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks may refuse to issue a mortgage on this type of property.

It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gwaelod Y Garth. Conveyancing may be slightly more expensive based on your lender's requirements.

I am thinking of appointing a conveyancing practitioner in Gwaelod Y Garth for my house move. Is it possible to review a solicitor's complaints history with the profession’s regulator?

You can see published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could monitor call for training reasons.

How up-to-date is your database of lawyers on the bank conveyancing panel in Gwaelod Y Garth? Do the lenders send you an updated list?

Gwaelod Y Garth firms and firms carrying out conveyancing in Gwaelod Y Garth themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the lender directly.