I went with a high street lawyer for our conveyancing in Pentwyn last week. Looking through the terms of engagement I seeI am liable for costs even if the dealdoes not go ahead. Would I be best advised to select a web based solicitor practice who offer no-sale-no-fee conveyancing in Pentwyn?
It is usually a trade off in that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to offset the cases that fail to complete. Also remember that these deals rarely protect you from expenditure by way of example Pentwyn conveyancing search fees.
IfI was to buy a straightforward housein Pentwyn for cash and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Pentwyn?
The only saving you would make on is the Pentwyn conveyancing searches. The lawyer still be obliged to do everything else - money laundering, communicating with the sellers solicitor, SDLT submission, register the property etc. A marginal saving might be made by not having to register a mortgage but it won't be significant.
We are aiming to move house in July. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Pentwyn. Conveyancing solicitor was found prior to coming across your page.
On the day of completion you can pick up the keys from your property agent but this should only happen after the vendors lawyers advise the agent that the monies to complete are in and the keys can be collected. You can tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a conveyancing in Pentwyn or a solicitor with expertise in conveyancing in Pentwyn.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Pentwyn conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I had an offer accepted on a property in Pentwyn on 19/2/2026, valuation was booked 3 days after, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
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 RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly identified as part of conveyancing in Pentwyn?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing 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 leasehold apartment up to £305k and found one close by in Pentwyn I like with open areas and transport links nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Pentwyn in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan the shortness of the lease may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
A licensed conveyancer dealt with my conveyancing in Pentwyn half a dozen years ago having archived my title documents but has since been shut down – how do I get hold of them?
Deeds, as such, are no longer appropriate for most homes in Pentwyn are archived electronically at Land Registry. If you need to show evidence of proprietorship or are selling or re-mortgaging your property lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.