We see that you have a post code search directory identifying firms on the Bank of Ireland conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Pencoed?

We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pencoed.

I require quick conveyancing in Pencoed as I am faced with pressure to exchange contracts in less than 2 weeks. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Pencoed the following are instances of what can appear and adversely impact the marketability of the property: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...

How easy is it to use your search app to choose a conveyancing lawyer in Pencoed on the authorised to act for my bank?

Step one is to pick a lender such as Halifax, Chelsea Building Society or Bank of Ireland then specify your location for instance Pencoed. Conveyancing practices in Pencoed and nationally should be identified.

We're new on the property ladder - had an offer accepted, yet the selling agent has warned us that the owners will only move forward if we instruct their chosen lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is familiar with conveyancing in Pencoed

We suspect that the owner is unaware of this request. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Pencoed conveyancing solicitors - rather thanthose that will give their negotiator at the agency a referral fee or achieve conveyancing targets pre-set by HQ.

My husband and I may need to sub-let our Pencoed basement flat temporarily due to a new job. We instructed a Pencoed conveyancing firm in 2002 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

Even though your previous Pencoed conveyancing solicitor is not available you can review your lease to see if it allows you to sublet the premises. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must seek permission from your landlord or some other party prior to subletting. This means you not allowed to sublet in the absence of prior consent. The consent must not not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I inherited a 2 bed flat in Pencoed, conveyancing formalities finalised May 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Pencoed with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2103

With just 79 years remaining on your lease we estimate the premium for your lease extension to range between £7,600 and £8,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.