Find a Lender-Approved Local Conveyancer in Gwaelod Y Garth

Ready to buy a new home? Find a law firm approved by your lender.

If you have reached us by Googling ‘Conveyancing in Gwaelod Y Garth’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Gwaelod Y Garth.

Reasons to use our Gwaelod Y Garth conveyancing solicitors

  • 1 Over the years Gwaelod Y Garth solicitor have established excellent working relationships with Gwaelod Y Garth local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of undertaking your home move in Gwaelod Y Garth.
  • 2 Gwaelod Y Garth solicitors will be familiar with the local Land Registry Office, Local Authority and estate agents
  • 3 Peace of mind comes when you select the very best, most recommended conveyancing solicitors. Gwaelod Y Garth has a number to select from, but for a truly professional and dependable service many local people have been use the recommendation of this site.
  • 4 No matter what any other solicitors inform you it could be important to attend your conveyancer to execute contracts. There are enough parties engaged in a conveyancing transaction without having to include the postman into the equation.
  • 5 Conveyancer conveyancing firms have excellent personal links with Gwaelod Y Garth estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.

Examples of recent conveyancing in Gwaelod Y Garth since December 2023*

Recently asked questions about conveyancing in Gwaelod Y Garth

I am nearing exchange of contracts for my ground floor flat in Gwaelod Y Garth and the estate agent has just called to warn that the purchasers are swapping law firm. The excuse is that the mortgage company will only deal with solicitors on their approved list. Why would a leading mortgage company only work with specific solicitors rather the firm that they want to choose to handle their conveyancing in Gwaelod Y Garth ?

Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

My colleague advised me that if I am buying in Gwaelod Y Garth I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually quoted for as part of the standard Gwaelod Y Garth conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Gwaelod Y Garth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Gwaelod Y Garth Education with maps and statistics, Local Amenities and other useful information concerning Gwaelod Y Garth.

It has been 2 months following my purchase conveyancing in Gwaelod Y Garth concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying a new build house in Gwaelod Y Garth benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about the side-deal as it may impact my mortgage with Alliance & Leicester . Do I keep my lawyer in the dark?.

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 opted to have a survey completed on a property in Gwaelod Y Garth ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some lenders may refuse to issue a mortgage on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Gwaelod Y Garth. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been Googling for Gwaelod Y Garth competitive conveyancing fees. Can I be confident that all the Gwaelod Y Garth firms that are identified on your website are on the mortgage company conveyancing panel?

The law firms on our directory have advised us that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Gwaelod Y Garth firm being on the bank conveyancing panel is incorrect.

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Residential Landlord and Tenant Conveyancing solicitors in Gwaelod Y Garth

The list below is a small selection of solicitors in Gwaelod Y Garth with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Service charge disputes

  • Evans And Jones Solicitors Llp, 1st Floor Offices, 8b Station Road, Radyr, Cardiff, South Glamorgan, CF15 8AA
  • Churchgate Legal Llp, 14a Park Road, Whitchurch, Cardiff, South Glamorgan, CF14 7BQ
  • Caswell Jones, Portcullis House, 18 Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1JN
  • Emyr Pierce Solicitors, 1 Heol Y Deri, Rhiwbina, Cardiff, Cardiff, CF14 6HA
  • Evans & Greaves Ltd, 5 Piccadilly Square, Caerphilly, Mid Glamorgan, CF83 1PB

Domestic Licensed Conveyancers in Gwaelod Y Garth regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Gwaelod Y Garth but also conveyancing across England and Wales.
  • Susan Cotter & Co, 63 Merthyr Road, CF14 1DD
  • Beverly Davies Penny, Brunswick House, CF5 1LJ
  • West Coast Conveyancing Limited, 9 Kings Road, CF11 9BZ
  • Griffiths Ings Property Lawyers Limited, 9 Kings Road, CF11 9BZ

Planning law solicitors in Gwaelod Y Garth regulated by the Solicitors Regulation Authority

The firms listed below are a non-comprehensive list of solicitors in Gwaelod Y Garth with expertise in planning law. This could include advice on development on contaminated land
  • Hek Jones Limited, Hek Jones, 104 Whitchurch Road, Cardiff, South Glamorgan, CF14 3LY
  • Glamorgan Law Llp, 15 St Andrews Crescent, Cf10 3db, Cardiff, Cardiff, CF10 3DB
  • Geldards Llp, Dumfries House, Dumfries Place, Cardiff, South Glamorgan, CF10 3ZF

*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.