Find a Lender-Approved Local Conveyancer in Porthcawl

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

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

Top reasons to let us assist you select a high street conveyancing solicitor in Porthcawl

  • 1 Porthcawl solicitors work in partnership with Porthcawl estate agents, developers, surveyors, banks and other professionals to ensure that the highest level of service is provided to buyers and sellers every step of the way, with the aim of reducing administrative burdens and transaction times
  • 2 The accumulation of transactions means that Porthcawl solicitor have established valuable working relationships with Porthcawl local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of dealing with your conveyancing in Porthcawl.
  • 3 Conveyancer conveyancing solicitors have valuable personal links with Porthcawl selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 The hallmark of our conveyancing solicitors in Porthcawl is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the high standards of professionalism you will expect.
  • 5 Porthcawl solicitors will have connections at the local Land Registry Office, Local Authority and estate agents

Examples of recent conveyancing in Porthcawl since October 2021*

Recently asked questions about conveyancing in Porthcawl

Is there a reason to instruct a Porthcawl conveyancing company when internet based alternatives are easier on the wallet?

To take your time to find compare conveyancing costs in Porthcawl and you should seek a competitive estimate but don’t be focused with looking for the cheapest Porthcawl conveyancer. Finding the right conveyancer can mark the distinction between a seamless and a distressing home move. It is important that you ensure that you have expert guidance from an experienced solicitor. Emails can't take the place of a telephone conversation and can never replicate a one to one appointment. Our partner firms will allocate you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from start to finish, providing a level of personalised service that you are unlikely to received from an online conveyancer. He or She will update you on any developments and keep you informed. If you ever need to contact the firm you will know who you need to speak to and they will ensure you are in the know.

As a first time buyer what is the most important piece of guidance you can impart about purchase conveyancing in Porthcawl?

Not many law firms or advisers will tell you this but conveyancing in Porthcawl and elsewhere in Bridgend is an adversarial experience. In other words, when it comes to conveyancing there exists lots of room for confrontation between you and others involved in the legal transfer of property. For instance, the vendor, selling agent and even potentially a mortgage company. Appointing a solicitor for your conveyancing in Porthcawl is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to look after your best interests and to keep you safe.

We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you must always trust your solicitor ahead of all other players in the home moving process.

is it true that all Porthcawl solicitor firms on the HSBC conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

It is not clear whether my mortgage offer requires a lease extension. I have called into my local Porthcawl bank branch on numerous occasions and was told they are content with the situation and they will lend. My Porthcawl conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I recently had an offer accepted on an apartment in Porthcawl. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £225. A few days later, the property lawyer called me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I opted to have a survey done on a house in Porthcawl before instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies may refuse to give a loan on such a home.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Porthcawl. Conveyancing will be smoother if you use a solicitor in Porthcawl especially if they are acquainted with such properties in Porthcawl.

In my capacity as executor for the will of my grandfather I am selling a residence in Cardiff but reside in Porthcawl. My conveyancer (based 300 miles from merequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Porthcawl who can attest this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Porthcawl based

Last September I purchased a leasehold property in Porthcawl. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Porthcawl Leasehold Conveyancing - A selection of Questions you should ask before Purchasing

    Plenty Porthcawl leasehold apartments will have a service bill for maintenance of the building levied by the landlord. Where you buy the flat you will have to pay this charge, normally in instalments during the year. This may differ from several hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, this is usually not a significant amount, say around £50-£100 but you should to enquire it because sometimes it could be prohibitively expensive. Best to be warned if fixing the lift or some other significant cost is due in the foreseeable future to be shared between the tenants and will materially increase the the service fees or require a one off payment. The answer will be helpful as a) areas could cause problems for the block as the common areas may begin to deteriorate where repairs are not paid for b) if the tenants have an issue with the managing agents you will want to know about it

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Sample of conveyancing solicitors in Porthcawl regulated by the SRA

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

  • David & Snape, Old Castle Offices, South Street, Bridgend, Mid Glamorgan, CF31 3ED
  • Whittinghams, 5-7 Court Road, Bridgend, Mid Glamorgan, CF31 1BE
  • Rle Law Practice Ltd, 4 Derwen Road, Bridgend, Mid Glamorgan, CF31 1LH
  • Gordon A Battrick & Co, 10 Court Road, Bridgend, Mid Glamorgan, CF31 1BN
  • Sian Thomas & Daughter, 8 Court Road, Bridgend, Mid Glamorgan, CF31 1BN

Residential Landlord and Tenant Conveyancing solicitors in Porthcawl

The list below is a small selection of solicitors in Porthcawl with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on service charge disputes and the right to manage

  • David & Snape, Old Castle Offices, South Street, Bridgend, Mid Glamorgan, CF31 3ED
  • Whittinghams, 5-7 Court Road, Bridgend, Mid Glamorgan, CF31 1BE
  • Rle Law Practice Ltd, 4 Derwen Road, Bridgend, Mid Glamorgan, CF31 1LH
  • Gordon A Battrick & Co, 10 Court Road, Bridgend, Mid Glamorgan, CF31 1BN
  • Sian Thomas & Daughter, 8 Court Road, Bridgend, Mid Glamorgan, CF31 1BN

Home buying in Porthcawl is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process.

  • Property lawyer instructed by the purchaser on acceptance of the offer
  • Checking the title unregistered or registered
  • Ordering Porthcawl conveyancing searches with respect to the title
  • Considering the draft sale agreement and other papers forwarded by the vendor’s property lawyer
  • Raising enquiries with the owner’s property lawyer
  • Negotiating the purchase contract
  • Going through replies supplied by the seller to pre-exchange enquiries
  • Negotiating the Transfer document
  • Guiding the purchasing in respect of the loan offer: (where relevant)
  • Drawing up and sending the buyer a report on title (that is; a breakdown of all findings on the property)
  • Proceeding to exchange of contracts and then completion of the purchase
  • Completing and submitting to HMRC the appropriate Land Tax forms and payment
  • Registering the transfer of ownership and the mortgage (where applicable) at the 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.