Find a Lender-Approved Local Conveyancer in Pencoed

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Selecting the right solicitor is the most important decision when it comes to your Pencoed house move

Reasons to use our Pencoed conveyancing solicitors

  • 1 Our site offers most comprehensive residential conveyancing directory listing lender approved law firms carrying out conveyancing in Pencoed governed by the SRA or CLC.
  • 2 The mark of a good conveyancing solicitor in Pencoed is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the level of professionalism you would hope for.
  • 3 Pencoed conveyancers will have connections at the local Land Registry Office, Local Authority and selling agents
  • 4 There is a better than average chance that the the lawyers for the other party are located in Pencoed - if so both parties will be less confrontational
  • 5 The accumulation of transactions means that Pencoed solicitor have developed very good connections with Pencoed local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all concerned in the process of dealing with your conveyancing in Pencoed.

Examples of recent conveyancing in Pencoed since January 2025*

Sale

of detached residence property, Bishopswood, CF31 2LX completing on 23/01/2025 at a price of £157,000. The conveyancing process included amongst the various tasks: taking formal instructions from and updating the seller client, agreeing completion date with parties, preparing statement detailing charges

Disposal

of terraced residence, Coed Y Cadno, CF31 4GA completing on 24/01/2025 at a price of £267,000. The legal transfer of property incorporates some of the following tasks: taking formal instructions from and updating the seller client, preparing statement detailing charges, setting up the completion formalities

Disposal

of semi-detached premises, Ton Tylluan, CF31 5BE completing on 24/01/2025 at a price of £310,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, sending the transfer to the seller for signature in readiness for completion, ordering official copies of the title

Transfer

of detached residence premises, Maes Y Rhedyn, CF31 4FB completing on 24/01/2025 at a price of £255,000. The legal transfer of property incorporates some of the following tasks: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, securing official copies of the title

Recently asked questions about conveyancing in Pencoed

Our Pencoed solicitor has uncovered a discrepancy when comparing the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My lawyer informs me that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance right?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I purchased a freehold residence in Pencoed but nevertheless pay rent, why is this and what is this?

It is rare for properties in Pencoed and has limited impact for conveyancing in Pencoed but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

We are buying a apartment in Pencoed. I might seem paranoid but how we can trust a solicitor? On completion day we will need to send our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have instructed a Pencoed solicitor having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pencoed postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Pencoed.

I have finally had an offer on a maisonette in Pencoed accepted, but there is a chain. The owners have placed an offer on a property, however it’s not been accepted yet, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Pencoed. What should be my next step? At what stage should I apply for the mortgage with HSBC?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Pencoed conveyancing search costs, etc). The first thing to do is ensure that your conveyancer is on the HSBC approved list. Regarding the next phase this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a rising market some purchasers would apply for the mortgage with HSBC and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with searches.

I am close to exchanging contracts on the sale of our property in Pencoed and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Pencoed. Having lived in Pencoed for 5 years we know of no issue. Should we get in touch with our local Authority to obtain clarification need.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am buying a new build flat in Pencoed. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Pencoed

    Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Pencoed I like with open areas and transport links nearby, the downside is that it only has 49 years on the lease. There is not much else in Pencoed for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you require a mortgage the shortness of the lease may be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

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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

Domestic 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

What to expect from a Licensed Conveyancer for conveyancing in Pencoed?

Licensed Conveyancers assist with the transfer of ownership of a property from one person to another and cover conveyancing countrywide not just Pencoed. If using a Licensed Conveyancer governed by the CLC, you should:
  • Enjoy the benefit of an honest and lawful conveyancing.
  • Have a high standard of legal services.
  • Enjoy the benefit of your transaction dealt with using care, skill and diligence.
  • Have a high quality of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Be provided with a service which is accessible and responsive to your individual needs.
  • Not feel discriminated against, victimised or harassed.
  • To receive the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Have your specific needs taken into account should you make a complaint.
  • Have a speedy, independent and comprehensive service when making a complaint about your conveyancing in Pencoed about your conveyancing in Pencoed.

*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.