We were about to instruct a conveyancing solicitor in Pontcanna recommended using your comparison tool but have come across some other estimates on the internet look less pricey – why is this?

There are numerous solicitors marketing at first sight what seems to be very low prices. We suggest that you think long and hard as to how important this transaction is to you that you are willing to take 'cheap' risks with regard to the standard of the legal work. Many of them list a low fee to catch your eye but conceal supplemental charges in the fine print..

We are looking to buy a house and require a conveyancing solicitor in Pontcanna who is on the Yorkshire BS approved panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Pontcanna.

What does a local search reveal concerning the house my wife and I purchasing in Pontcanna?

Pontcanna conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example PSG The local search plays an important role in many a Pontcanna conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I am buying a new build house in Pontcanna with a loan from HSBC Bank. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent told me not inform my conveyancer about the deal as it may put at risk my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am tempted by the attractive purchase price for a two apartments in Pontcanna which have approximately 50 years left on the leases. Will this present a problem?

There are plenty of short leases in Pontcanna. The lease is a right to use the premises for a prescribed time frame. As the lease shortens the value of the lease decreases and it becomes more expensive to extend the lease. For this reason it is often a good idea to extend the lease term. Sometimes it is difficult to sell a property with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We recommend you seek professional help from a conveyancer and surveyor with experience in this arena.

Pontcanna Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Please inform me if there are any major works anticipated that will likely increase the service costs? Best to be warned whether window replacement or some other major work is pending that will be shared by the tenants and could well dramatically increase the the service costs or result in a one time invoice. What prohibitions are contained in the Pontcanna Lease?