Find a Lender-Approved Local Conveyancer in Pentwyn

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Follow your intuition—you will have a better move where you instruct a high street solicitor in Pentwyn

Logical reasons to let us help you find a high street conveyancing solicitor in Pentwyn

  • 1 The Pentwyn conveyancing practitioners that are identified are committed to providing the most cost, efficient and accessible conveyancing service to home buyers, sellers and remortgagors in Pentwyn
  • 2 Cut price packages from online conveyancers might be tempting. However, these companies are often located hundreds of miles away with limited understanding of the factors that affect property transactions in Pentwyn
  • 3 Chances are that the other side’s lawyers are based in Pentwyn - if so sets of lawyers will be familiar
  • 4 Solicitor conveyancing lawyers have very good personal links with Pentwyn estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 Pentwyn conveyancers work in conjunction with Pentwyn estate agents, house builders, surveyors, mortgage companies and other professionals to make sure that the highest level of service is provided to clients every step of the way, ensuring the smoothest, most stress-free process possible

Examples of recent conveyancing in Pentwyn since July 2021*

Transfer

of detached residence property, Cyncoed Road, CF23 6RS completing on 12/08/2021 at a price of £662,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, sending the transfer to the seller for signature in preparation for completion, setting up the completion formalities

Transfer

of house premises, Bryn Celyn, CF23 7EH completing on 05/08/2021 at a price of £132,000. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, preparing statement detailing charges, sending title deeds and signed transfer to buyer’s solicitor

Purchase

of apartment Woodvale Avenue CF23 6SP, sold for £633,000. Leasehold conveyancing work included: drafting the sale agreement and Transfer, sending the transfer to the vendor for execution in preparation for completion, preparing statement detailing charges

Transfer

of semi property, Llandennis Avenue, CF23 6JG completing on 11/08/2021 at a price of £1,775,000. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, preparing statement detailing charges, sending title deeds and signed transfer to purchaser’s lawyers

Recently asked questions about conveyancing in Pentwyn

My husband and I are refinancing our flat in Pentwyn with Leeds Building Society. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Leeds Building Society conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

On the face of it your lawyer has done nothing wrong 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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.

I am purchasing a property and need a conveyancing solicitor in Pentwyn who is on the Lloyds TSB Bank conveyancing. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Pentwyn. We dont recommend any particular firm.

four months have elapsed following my purchase conveyancing in Pentwyn took place. I have checked the Land Registry site which shows that I paid £150,000 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 premises 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.

Due to the guidance of my in-laws I had a survey completed on a property in Pentwyn ahead of appointing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may not issue a mortgage on this type of house.

It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you e-mail us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pentwyn. Conveyancing will be smoother if you use a solicitor in Pentwyn especially if they are acquainted with such properties in Pentwyn.

There are only 62 years remaining on my flat in Pentwyn. I need to get lease extension but my freeholder is absent. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to find the lessor. For most situations a specialist would be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Pentwyn.

Pentwyn Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying

    How many of the leaseholders are in arrears for their service charge payments? How long is the Lease? Does the lease contain onerous restrictions?

When it comes to my conveyancing in Pentwyn should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Pentwyn conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.

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Sample of conveyancing solicitors in Pentwyn regulated by the SRA

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

  • Nicol Denvir & Purnell, 798 Newport Road, Rumney, Cardiff, South Glamorgan, CF3 4FH
  • Clements & Co Solicitors, 73-75 Caeglas Road, Rumney, Cardiff, South Glamorgan, CF3 3JX
  • Youngs, 52 Station Road, Llanishen, Cardiff, Cardiff, CF14 5LU
  • Clodes Solicitors, Regus House, Malthouse Aveneue, Cardiff Gate Business Park, Cardiff, South Glamorgan, CF23 8RU
  • Anthony Jacobs & Co, 91 Albany Road, Cardiff, South Glamorgan, CF24 3LP

Residential Landlord and Tenant Conveyancing solicitors in Pentwyn

The firms listed below are a non-comprehensive list of solicitors in Pentwyn practicing in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on wrongful eviction

  • Youngs, 52 Station Road, Llanishen, Cardiff, Cardiff, CF14 5LU
  • Anthony Jacobs & Co, 91 Albany Road, Cardiff, South Glamorgan, CF24 3LP
  • Spicketts Battrick Law Practice, 54 Albany Road, Roath, Cardiff, South Glamorgan, CF24 3RR
  • City Law Solicitors Cardiff Ltd, 12a Albany Road, Cardiff, CF24 3RP
  • Hek Jones Limited, Hek Jones, 104 Whitchurch Road, Cardiff, South Glamorgan, CF14 3LY

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

Please note that the listed conveyancers do not limit their work for conveyancing in Pentwyn but also conveyancing across England and Wales.
  • Countrywide Property Lawyers Limited, Brunel House, CF24 0ZZ
  • Susan Cotter & Co, 63 Merthyr Road, CF14 1DD
  • West Coast Conveyancing Limited, 9 Kings Road, CF11 9BZ
  • Griffiths Ings Property Lawyers Limited, 9 Kings Road, CF11 9BZ
  • Beverly Davies Penny, Brunswick House, CF5 1LJ

*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.