Find a Lender-Approved Local Conveyancer in Pentre

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

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

Reasons to use our Pentre conveyancing solicitors

  • 1 The hallmark of our conveyancing solicitors in Pentre is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you would hope for.
  • 2 The accumulation of transactions means that Pentre conveyancer have established very good connections with Pentre local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of dealing with your conveyancing in Pentre.
  • 3 Pentre lawyer are the key to a successful Pentre home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move
  • 4 Regardless alternative on-line conveyancers advise it may be necessary to visit your conveyancer to sign contracts. There are various parties with involved in a house sale without having to include Royal Mail into the pot.
  • 5 We are the UKs most comprehensive domestic conveyancing directory listing bank approved law firms delivering conveyancing in Pentre registered with the SRA or Council of Licensed Conveyancers.

Examples of recent conveyancing in Pentre since October 2024*

Recently asked questions about conveyancing in Pentre

I am not well enough to travel far from Pentre. What is the rationale as to why all Pentre conveyancing practitioners aren't automatically on all lender panels?

Banks point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in lenders purging less reputable firms from their books of approved property lawyers .

I appreciate that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a property in Pentre? or I am told that there is historic law that means some homeowners residing in a parish church boundary may be liable to pay for maintenance towards the chancel in proximity to the church. Is this suitable for conveyancing in Pentre?

Unless a prior purchase of the house took place post 12 October 2013 you can take it that conveyancing practitioners carrying out conveyancing in Pentre to continue to suggest a chancel search and or chancel repair liability policy.

I have justbecome aware that Stirling Law have been shut down. They conducted my conveyancing in Pentre for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The easiest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pentre conveyancing specialists.

I'm buying my first flat in Pentre benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not disclose to my solicitor about this extras as it would jeopardize my mortgage with the bank. Should I keep quiet?.

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.

I want to sublet my leasehold flat in Pentre. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your previous Pentre conveyancing lawyer is no longer available you can check your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you must seek permission via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without first obtaining permission. Such consent must not not be unreasonably refused ore delayed. If your lease does not allow you to sublet you will need to ask your landlord for their consent.

I acquired a split level flat in Pentre, conveyancing was carried out 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Pentre with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2099

With just 74 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

My solicitor in Pentre has requested from me ID documents stating that this is part of his obligations as a solicitor on the lender Solicitor panel. Can you confirm whether this is the case?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not specific to conveyancing in Pentre

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Sample of conveyancing solicitors in Pentre regulated by the SRA

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

  • Pje Solicitors, 115 Broadway, Treforest, Pontypridd, Mid Glamorgan, CF37 1BE
  • Neil Foley & Co, 112 Broadway, Treforest, Pontypridd, Rhondda Cynon Taff, CF37 1BE
  • Kim Collings Solicitors, 1st Floor, 32 Gelliwastad Road, Pontypridd, Mid Glamorgan, CF37 2BN
  • Devonalds, York House, Courthouse Street, Pontypridd, Mid Glamorgan, CF37 1JW
  • David W Harris & Co, 24-25 Gelliwastad Road, Pontypridd, Mid Glamorgan, CF37 2BW

Residential Landlord and Tenant Conveyancing solicitors in Pentre

The firms listed below are a small selection of solicitors in Pentre with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Service charge disputes

  • Pje Solicitors, 115 Broadway, Treforest, Pontypridd, Mid Glamorgan, CF37 1BE
  • Neil Foley & Co, 112 Broadway, Treforest, Pontypridd, Rhondda Cynon Taff, CF37 1BE
  • Lancasters Solicitors, 11a-12a Market Street, Pontypridd, Mid Glamorgan, CF37 2ST
  • Devonalds, York House, Courthouse Street, Pontypridd, Mid Glamorgan, CF37 1JW
  • David W Harris & Co, 24-25 Gelliwastad Road, Pontypridd, Mid Glamorgan, CF37 2BW

Typically, Pentre conveyancing for a purchase has some of the following tasks

  • Taking instructions from parties involved
  • Investigating the title to the premises
  • Carrying out Pentre conveyancing searches with respect to the title
  • Assessing draft contract pack and other papers received from the seller’s property lawyer
  • Submitting queries with the owner’s property lawyer
  • Agreeing the wording of the purchase contract
  • Examining replies supplied by the owner to pre-exchange enquiries
  • Negotiating the Transfer Deed for completion
  • Guiding the buyer in respect of the mortgage offer: (if appropriate)
  • Preparing and sending the purchaser 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
  • Preparing and submitting to HMRC the appropriate Land Tax forms and payment
  • Dealing with the registration formalities for the change in ownership and the home loan (where relevant) at the HMLR.

*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.