Our mortgage company has suggested solicitors on their panel based in Pentyrch but I would rather choose a conveyancing lawyer in Pentyrch local to me. Are you able to assist?

The minority of Pentyrch conveyancing firms are on all banks conveyancing panel. Please make use of the above search tool to locate a Pentyrch conveyancing solicitor on the on the bank panel.

If you had a top tip for selecting a conveyancing solicitor in Pentyrch what would it be?

We would encourage you not to go for the lowest Pentyrch conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. 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 advance.

When it comes to mortgage companies such as RBS, do Pentyrch property lawyers incur a fee to be on the conveyancing panel?

We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Pentyrch solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

About to purchase a new build apartment in Pentyrch. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Pentyrch

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

My business partner and I are hoping to lease a unit on a shopping parade. Can you recommend lawyers offering fixed fees for commercial conveyancing in Pentyrch for under £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Pentyrch, including the disposal and purchase of businesses as well as simply property. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. Regarding the costs this will depend on the structure and terms of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to furnish you with a fixed commercial conveyancing calculation.

Why do I have to supply my solicitor with a list of items of identification ahead of starting my conveyancing in Pentyrch?

Pentyrch conveyancing practitioners are required by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering Regulations to record that the have verified the identity of their clients. It will also be a condition of your bank where you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and date of birth.