Having spent time researching moneysavingexpert.com for a cheap lawyer in Pontcanna, most post that I must look for a CQS accredited solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures through the scheme protocol the standard covers numerous firms who carry out conveyancing in Pontcanna.

We are purchasing a property in Pontcanna. I might seem paranoid but how we can trust a conveyancer? On completion day we have to send our life savings into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

What is your number one tip for choosing a conveyancing solicitor in Pontcanna

It would be unwise to be tempted by the cheapest Pontcanna conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I am helping my step-mother sell her house in Pontcanna. Does the conveyancing solicitor commission an energy assessment or do I organise this?

After the abolition of Home Packs, energy performance certificates remained a compulsory part of selling a property. An EPC should be commissioned prior to the property being marketed. It is not as aspect of the sale process that conveyancers normally arrange. Where you are using a Pontcanna conveyancing practitioner they might help arrange energy assessments due to their contacts with long established local assessors

I have been told that property searches are a common reason for obstruction in Pontcanna house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Pontcanna.

Are there restrictive covenants that are commonly identified as part of conveyancing in Pontcanna?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Pontcanna. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How easy is it to change a solicitor as I need to find a Pontcanna based one who is on the bank conveyancing panel. Is it practical to instruct different lawyers?

In the event that you have not formally instructed a solicitor to start work and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Pontcanna that you're considering.