Will my conveyancing lawyers need to check that the building insurance when buying a house in Caerphilly. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 23/4/2026, the requirements read as follows :
We are close to exchanging contracts on the sale of our home in Caerphilly and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Caerphilly. We have lived in Caerphilly for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to 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 life insurance to cover that same illness)
I am purchasing my first flat in Caerphilly benefiting from help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not inform my conveyancer about the side-deal as it may impact my mortgage with Barclays . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Caerphilly is where the house is located. What do you suggest?
Flying freeholds in Caerphilly are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Caerphilly you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caerphilly may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
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I am using a search engine for the phrase cheap conveyancing in Caerphilly it brings up many conveyancerslocally. With so much choice what is the best way to find the right solicitor for the sale of my house?
The ideal way of finding a suitable conveyancer is via trusted testimonial, so enquire of friends and relatives who have purchased a property in Caerphilly or the reputable estate agent or mortgage broker. Charges for conveyancing in Caerphilly differ, so it's advisable to secure at least four estimates from different law firms. Make sure that you clarify that the fees are fixed.