Find a Lender-Approved Local Conveyancer in Cardiff Bay

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Cheap conveyancing in Cardiff Bay does not necessarily mean low quality - but the odds are stacked against you

Logical reasons to use our service to help you select a high street conveyancing solicitor in Cardiff Bay

  • 1 The companies shown on our web pages have a variation of conveyancing lawyers, legal executives and support staff handling over one hundred thousand cases annually.
  • 2 Firms accustomed to conveyancing in Cardiff Bay regularly deal withlocal issues specific to Cardiff Bay and therefore you may benefit from better advice and faster conveyancing.
  • 3 Personal touch and a wealth of expertise are key benefits that you should look for when choosing conveyancing solicitors. Cardiff Bay property deals can become a lot more complicated as a result of lack of transparency between all the parties. The lawyers listed ensure that the lines of communication are open and act on arising issues and developments quickly.
  • 4 Solicitor conveyancing firms have extremely good personal links with Cardiff Bay estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 The mark of a good conveyancing solicitor in Cardiff Bay is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the level of professionalism you would hope for.

Examples of recent conveyancing in Cardiff Bay since March 2022*

Disposal

of detached residence premises, Llanmaes Street, CF11 7LQ completing on 14/03/2022 at a price of £225,000. The conveyancing process incorporates some of the following tasks: taking formal instructions from and updating the seller client, securing official copies of the title, sending title deeds and signed transfer to buyer’s lawyers

Disposal

of terraced premises, Sanquhar Street, CF24 2AB completing on 11/03/2022 at a price of £180,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, sending the transfer to the seller for execution in preparation for completion

Transfer

of detached residence premises, De Burgh Street, CF11 6LD completing on 14/03/2022 at a price of £320,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, securing official copies of the title

Sale

of detached residence premises, Letty Street Lane, CF24 4FD completing on 11/03/2022 at a price of £255,000. The legal transfer of property incorporates some of the following tasks: drafting the sale agreement and Transfer, preparing statement detailing charges, setting up the completion formalities

Recently asked questions about conveyancing in Cardiff Bay

Just been in touch with my conveyancing solicitor in Cardiff Bay who conducted the legals two years ago requesting a conveyancing costs illustration based on an identical type of home move (a leasehold residence and a freehold premises) of almost identical values with a mortgage from Alliance & Leicester . I am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative property lawyer?

The estimate does seem a tad on the high side. Where you are prepared to invest time comparing prices you might trim some of the expense by perhaps a hundred pounds. On the other hand, if you were happy with the service the firm gave you maylive to rue opting for an an untested solicitor. Don't forget to ensure the firm can represent Alliance & Leicester . Do utilise our search tool to select a Cardiff Bay conveyancing firm on the Alliance & Leicester member panel, which can often include conveyancing solicitors in Cardiff Bay.

AssumingI were to buy a simple residential propertyin Cardiff Bay for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Cardiff Bay?

Any savings you would make will be limited to the costs for searches. A lawyer still got to do everything else - money laundering, correspond with the sellers lawyer, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a charge but it will not be significant.

Have just purchased a probate house at auction in Cardiff Bay. Conveyancing is needed. What is next?

Given that you are now legally committed yourself to purchase you should instruct a conveyancing solicitor quickly as you now have a fast approaching deadline in which to complete the deal. All auction property should have a bespoke legal pack. This should include most,if not all of the documents that your solicitor will need. In the case of leasehold premises the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to give this to the conveyancer instructed by you ASAP. Do make sure that you have funds in place to complete the transaction on the set completion date.

I'm the sole beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Cardiff Bay. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the property in May. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some banks would take a practical view as this requirement is principally there to capture the purchase and immediately sell or the quick reselling of property.

When it comes to lenders such as Lloyds, do Cardiff Bay conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

Do commercial conveyancing searches reveal impending roadworks that may impact a commercial estate in Cardiff Bay?

Many commercial conveyancing solicitors in Cardiff Bay will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Cardiff Bay. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cardiff Bay.

For each commercial conveyancing transaction in Cardiff Bay it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Cardiff Bay commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Cardiff Bay.

I am employed by a busy estate agency in Cardiff Bay where we see a few leasehold sales jeopardised due to short leases. I have received contradictory information from local Cardiff Bay conveyancing solicitors. Can you confirm whether the owner of a flat can start the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Cardiff Bay - Sample of Queries Prior to Purchasing

    The best form of lease structure is a share of the freehold. In this arrangement the tenants benefit from control and even though a managing agent is often retained where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Plenty Cardiff Bay leasehold flats will be liable to pay a service charge for the upkeep of the building invoiced on behalf of the management company. If you acquire the property you will have to meet this amount, normally periodically throughout the year. This could be anything from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all probability there will be a rentcharge to be met annual, this is usually not a exorbitant figure, say approximately £50-£100 but you should to enquire it because occasionally it can be many hundreds of pounds. This question is useful as a) areas could result in problems for the block as the common areas may begin to deteriorate where services remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to know about it

New build sellers have suggested I use a property lawyer and I've obtained an estimate from them. It's almost £300 cheaper than my family Cardiff Bay solicitor. What's the catch?

Developers normally have lists of conveyancing practitioners who expedite matters and who know the builder's contract and conveyancer. Plenty of developers offer an inducement to use their approved solicitor for this reason, any increased fees can be avoided and a builder will not suggest a conveyancing factory and run the risk of having the transaction delayed when they want exchange in 28 days. The argument for not opting for the recommended conveyancer is that they may be hesitant to fight for your interests at the risk of upsetting the sellers. Where you have concerns that this may be the case you should stick with your high street Cardiff Bay conveyancing practitioner.

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Sample of conveyancing solicitors in Cardiff Bay regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Cardiff Bay but also conveyancing throughout England and Wales.

  • Spencer Skuse & Potter Limited, 7 Mount Stuart Square, Cardiff, South Glamorgan, CF10 5EE
  • Jmd Law Limited, 26-28 James Street, Cardiff Bay, Cardiff, South Glamorgan, CF10 5EX
  • Acuity Legal Limited, 3 Assembly Square, Britannia Quay, Cardiff, South Glamorgan, CF10 4PL
  • Hugh James Involegal Llp, Fusion Point 2, Dumballs Road, Cardiff, South Glamorgan, CF10 5BF
  • Colin Jones Clarke & Hartland Solicitors, Williams House, 11-15 Columbus Walk, Cardiff, South Glamorgan, CF10 4BY

Commercial Conveyancing solicitors in Cardiff Bay regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Cardiff Bay practicing in commercial conveyancing in Cardiff Bay. This will likely include advice on buying and selling small and large scale commercial property and agricultural land
  • Spencer Skuse & Potter Limited, 7 Mount Stuart Square, Cardiff, South Glamorgan, CF10 5EE
  • Acuity Legal Limited, 3 Assembly Square, Britannia Quay, Cardiff, South Glamorgan, CF10 4PL
  • Hugh James Involegal Llp, Fusion Point 2, Dumballs Road, Cardiff, South Glamorgan, CF10 5BF
  • Morgan Rostron, Earl Cunningham Court, 13 Schooner Way, Cardiff, South Glamorgan, CF10 4DZ
  • Colin Jones Clarke & Hartland Solicitors, Williams House, 11-15 Columbus Walk, Cardiff, South Glamorgan, CF10 4BY

Planning law solicitors in Cardiff Bay regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Cardiff Bay specialising in planning law. This should include advice on applications about listed buildings and conservation areas
  • Acuity Legal Limited, 3 Assembly Square, Britannia Quay, Cardiff, South Glamorgan, CF10 4PL
  • Hugh James Involegal Llp, Fusion Point 2, Dumballs Road, Cardiff, South Glamorgan, CF10 5BF
  • Capital Law Llp, Capital Building, Tyndall Street, Cardiff, South Glamorgan, CF10 4AZ
  • Insight Law Llp, The Maltings, East Tyndall Street, Cardiff, South Glamorgan, CF24 5EZ
  • Hugh James, Hodge House, 114-116 St. Mary Street, Cardiff, South Glamorgan, CF10 1DY

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.