It may have been a long time coming a mortgage agreement from HSBC for the remortgage of my single room apartment is to be issued by the end of next week. Could you propose a low cost conveyancing lawyer in Pentyrch?

You have arrived at the wrong place to search for the lowest fares for conveyancing in Pentyrch. Our intention is to offer excellent value conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint brokers seducing you with low cost conveyancing in Pentyrch. In your best case scenario, in going for cheap conveyancing, you will receive what you pay for and at worst it will result in you invoiced for extras and still not get the service you were hoping for.

My fiancee and I are purchasing our first home. Our conveyancing practitioner has contact usto check if we wish to take out supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Pentyrch

The range of Pentyrch conveyancing searches should be dictated entirely on the property, the location, the possibility of any of these risks, your familiarity of the area and risks, your general attitude to risk. What is important is that you properly understand what information the searches could give you. Then you can make a decision if you consider that you need that information. Where you are uncertain, ask the solicitor to recommend.

It is 10 years ago since I acquired my home in Pentyrch. Conveyancing solicitors have now been appointed on the sale but I am unable to locate my title deeds. Is this a problem?

You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the mortgage company or they could still be with the solicitor who handled the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Pentyrch involves registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.

We are hoping to buy a newly converted apartment in Pentyrch with a mortgage from Lloyds TSB Bank.We use our Pentyrch conveyancing lawyer but Lloyds TSB Bank informed us she’s not on their "panel". we are left little option but to use a Lloyds TSB Bank panel lawyer or retain our preferred solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Lloyds TSB Bank use our lawyer?

Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that solicitors will be on the Lloyds TSB Bank conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Lloyds TSB Bank

I require expedited conveyancing in Pentyrch as I am faced with an ultimatum to exchange contracts in less than 4 weeks. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?

As you are are a cash buyer you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Pentyrch the following are instances of what can arise and therefore impact future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...