Are the Pentwyn conveyancing solicitors identified as being on the Nottingham conveyancing panel, together with their details provided by Nottingham?

Pentwyn conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

We are buying a end of terrace house in Pentwyn. The intention is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to ascertain if these works were previously refused?

Your solicitor should check the registered title as conveyancing in Pentwyn can on occasion identify restrictions in the title documents which restrict categories of works or necessitated the permission of another owner. Certain extensions call for local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

Two weeks ago we had a mortgage agreed in principle with Santander. Pentwyn conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Santander?

There is no definitive answer here. Have Santander conducted the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Intending to buy a maisonette in Pentwyn. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pentwyn conveyancing practitioner is on the Aldermore conveyancing panel.

How does conveyancing in Pentwyn differ for new build properties?

Most buyers of new build property in Pentwyn come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Pentwyn typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pentwyn or who has acted in the same development.

I am in need of some leasehold conveyancing in Pentwyn. Before I set the wheels in motion I would like to find out the remaining lease term.

Assuming the lease is registered - and almost all are in Pentwyn - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Pentwyn - Examples of Queries Prior to buying

Generally speaking the cost for major works tend not to be wrapped into the maintenance charges, albeit that there some managing agents in Pentwyn require leasehold owners to contribute towards a reserve fund and this is used to offset against major works. You will want to find out as much as you can about the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the upkeep of the common parts. Don't be afraid to ask prospective neighbours what they think of their service. Finally, investigate as to the dates that the maintenance fees are due to the managing agents and precisely what it includes. Is anyone aware of any major works on the horizon that could increase the service charges?

I am short of a 10% deposit on my house purchase in Pentwyn , but I am keen go ahead. What can I do?

One option is to try and accept a lesser deposit. Many sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute