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Conveyancing in Pencoed : Keep it Local

Logical reasons to use our service to help you find a local conveyancing solicitor in Pencoed

  • 1 You can gain comfort when you select the very best, most recommended conveyancing solicitors. Pencoed has a number to choose from, but for a truly professional and reliable service many local people have been use the endorsement of this site.
  • 2 Retaining the services of a high street Solicitor generally results in a more bespoke service. When using a an online conveyancing factory, you tend to be looked after by a team of people who who update you by determining whether the ‘computers says no’.
  • 3 Chances are that the the conveyancers for the other party are located in Pencoed - if so both parties are likely to be on good working terms
  • 4 Pencoed solicitors work in partnership with Pencoed estate agents, property finders, surveyors, banks and other professionals to make sure that the highest level of service is offered to clients every step of the way, offering all the legal expertise and help you require
  • 5 Solicitors that specialise in conveyancing in Pencoed regularly deal withlocal issues peculiar to Pencoed and therefore you may benefit from better advice and speedier conveyancing.

Examples of recent conveyancing in Pencoed since November 2020*

Recently asked questions about conveyancing in Pencoed

My husband and I intend to remortgage our penthouse in Pencoed with Bank of Ireland. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two questions (1) Is this form unique to the Bank of Ireland conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Bank of Ireland conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Bank of Ireland. This is solely used to protect Bank of Ireland if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Bank of Ireland had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

As a first time buyer what is the most important piece of guidance you can give me regarding purchase conveyancing in Pencoed?

Not many law firms or advisers will tell you this but conveyancing in Pencoed and elsewhere in Bridgend is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and others involved in the ownership transfer. For example, the seller, estate agent and even potentially the bank. Appointing a lawyer for your conveyancing in Pencoed should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your best interests and to protect you.

There is a definite ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other parties when it comes to the legal transfer of property.

I am planning to acquire a property and require a conveyancing solicitor in Pencoed who is on the Nationwide Building Society conveyancing. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Pencoed. We dont recommend any particular firm.

My colleague recommended that where I am buying in Pencoed I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Pencoed conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Pencoed 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 House Prices, Crime statistics, Pencoed Education with plans and statistics, Local Amenities and other useful data regarding Pencoed.

What are your top tips when it comes to finding a Pencoed conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Pencoed conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Pencoed conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

    How many lease extensions has the firm conducted in Pencoed in the last 12 months?

I acquired a basement flat in Pencoed, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Pencoed with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2086

You have 65 years unexpired we estimate the premium for your lease extension to be between £13,300 and £15,400 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

We are expecting to exchange on the purchase a house in Pencoed but as a result of wreckage from the recent storms I have agreed compensation from the current proprietors of five thousand pounds by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process yet my bank will not agree to this. Why were they involved?

Your conveyancer that is on the bank conveyancing panel is obliged to disclose to the bank of any changes to the sale amount. In the event that you were to refuse your lawyer to disclose the reduction to your bank then they would have to discontinue representing you and the lender.

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Sample of conveyancing solicitors in Pencoed regulated by the SRA

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

  • Anthony & Jarvie, 6 Court Road, Bridgend, Mid Glamorgan, CF31 1BW
  • Gordon A Battrick & Co, 10 Court Road, Bridgend, Mid Glamorgan, CF31 1BN
  • Sian Thomas & Daughter, 8 Court Road, Bridgend, Mid Glamorgan, CF31 1BN
  • Rle Law Practice Ltd, 4 Derwen Road, Bridgend, Mid Glamorgan, CF31 1LH
  • Whittinghams, 5-7 Court Road, Bridgend, Mid Glamorgan, CF31 1BE

Residential Licensed Conveyancers in Pencoed regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in Pencoed but also conveyancing throughout England and Wales.
  • Countrywide Property Lawyers Limited, Elm Court, CF31 3SR

Transfer of Equity conveyancing in Pencoed is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Taking instructions from parties involved
  • Collating the documents evidencing the title to the property
  • Acting on behalf of the lender (where relevant)
  • Negotiating the terms of the transaction
  • Drafting Transfer or approving the Transfer deed
  • Agreeing adjustments to the the Transfer deed
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring monies to the appropriate parties
  • Completing and submitting to HMRC the appropriate stamp duty forms and payment
  • Registering the transfer of ownership and the home loan (if applicable) at the HM Land Registry.

*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.