We wanted to use a conveyancing solicitor in Pentwyn for our house move. Our broker has since notified us that our mortgage lenders Barnsley Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Lenders tend to restrict either the type or the amount of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the amount of firms they permit to act for them. Be aware that Barnsley Building Society have no responsibility for the quality of advice provided by any member of Barnsley Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there remains differing views concerning the level of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that plenty of law firms, including some in or near Pentwyn only perform one or two conveyances a year.
We are aiming to move home in July. Should my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you recommend a removal company in Pentwyn. Conveyancing lawyer was chosen before I stumbled across your page.
On the afternoon of completion you can pick up the keys from the property agent however this can only occur once the sellers conveyancers inform the agent that the monies to complete are in and the keys can be collected. After that you will need to advise the removal company that you are ready to move in. We are not in a position to suggest a particular removal organisation but can assist you in finding a conveyancing in Pentwyn or a lawyer that specialises in conveyancing in Pentwyn.
I have paid off my mortgage with HSBC. I assume I don't need a Pentwyn lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I had an offer accepted on an apartment in Pentwyn on 6/3/2026, valuation was booked 2 days after, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up during conveyancing in Pentwyn?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Pentwyn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a ground for flat up to £235,500 and identified one close by in Pentwyn I like with open areas and transport links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Pentwyn in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the remaining unexpired lease term will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
In my capacity as executor for the estate of my grandmother I am selling a residence in Swansea but reside in Pentwyn. My lawyer (based 200 miles awayrequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Pentwyn to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Pentwyn
Do you have any top tips for leasehold conveyancing in Pentwyn from the perspective of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Pentwyn can be bypassed where you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ lawyers. The majority of freeholders or managing agents in Pentwyn levy fees for providing management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Pentwyn. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Pentwyn state that internal structural alterations or addition of wooden flooring require a licence from the Landlord consenting to such works. If you dont have the consents to hand do not contact the landlord without contacting your solicitor in the first instance. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share certificate. Obtaining a re-issued share certificate is often a time consuming formality and slows down many a Pentwyn home move. If a reissued share is required, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity.
I own a 1st floor flat in Pentwyn, conveyancing having been completed in 2011. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Pentwyn with over 90 years remaining are worth £165,000. The ground rent is £50 per annum. The lease ceases on 21st October 2103
You have 77 years left to run we estimate the premium for your lease extension to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.