Our mortgage company has recommended solicitors on their panel based in Pentyrch but I would rather choose a conveyancing lawyer in Pentyrch local to me. Can you assist?

Not all Pentyrch conveyancing practitioners are approved and listed on all banks conveyancing panel. Please make use of our find an approved solicitor tool to identify a Pentyrch conveyancing solicitor on the on the lender panel.

My bid for a property was accepted at auction in Pentyrch. Conveyancing is required. What is next?

Now that you have legally committed yourself to purchase you will need to instruct a conveyancing practitioner as a matter of urgency as you are facing a pending a drop dead date to complete the conveyancing. An auction property will have an associated auction pack. This will likely include most,if not all of the documents that your conveyancer requires. Where you are dealing with leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete on the date specified in the contract.

Is it the case that all Pentyrch conveyancing solicitors on the TSB conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.

I have decided to exercise my right to buy my property in Pentyrch off the council. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

I am purchasing a new build house in Pentyrch with the aid of help to buy. The developers refused to budge the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my solicitor about this side-deal as it would jeopardize my mortgage with the lender. Is this normal?.

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.

Should I be concerned by brokers that I am dealing with are recommending a nationwide conveyancing firm rather than a High Street Pentyrch conveyancing practice?

As is the case with many service providers, often suggestions from connections can be worth their weight in gold. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and lenders may put forward lawyers to select. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the discretion to choose your own lawyer. Don't forget that the majority of banks operate an approved list of law firms you are obliged to use for the mortgage aspect of your home move.

I work for a reputable estate agency in Pentyrch where we have experienced a few leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local Pentyrch conveyancing solicitors. Can you clarify whether the owner of a flat can instigate the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Pentyrch Leasehold Conveyancing - Examples of Questions you should ask before buying

Generally speaking the cost for major works tend not to be incorporated into the maintenance charges, albeit that some managing agents in Pentyrch obliged leasehold owners to contribute towards a reserve fund created for the specific purpose of building a fund for larger works. Best to be warned whether window replacement or some other significant cost is coming up that will be shared amongst the tenants and may well materially impact the level of the service costs or necessitate a one off invoice.