Having sold my house in Pentyrch last April but my buyer keeps telephoning me to say her conveyancer is waiting to hear from mine. What should have happened now that I have sold?
Following your house sale your lawyer is committed to send the transfer documentation and all supplemental paperwork to the purchaser's lawyers. If applicable, your solicitor should also confirm that the home loan has been redeemed to the purchasers lawyers. There are no post completion formalities just for conveyancing in Pentyrch.
I can see plenty of information on this site concerning conveyancing in Pentyrch but what is your top tip for selecting the right conveyancer in Pentyrch
Do not opt for the lowest Pentyrch conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
When it comes to mortgage companies such as RBS, do Pentyrch conveyancers have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I had an offer accepted on a house in Pentyrch on 21/8/2025, valuation was booked 2 days later, received a clean bill of health. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should my lawyer be raising enquiries concerning flooding as part of the conveyancing in Pentyrch.
Flooding is a growing risk for solicitors dealing with homes in Pentyrch. Some people will acquire a house in Pentyrch, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Pentyrch. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to determine whether the property has historically flooded. In the event that the premises has been flooded in past which is not disclosed by the owner, then a purchaser could issue a compensation claim as a result of such an misleading answer. A purchaser’s solicitors should also order an enviro search. This should higlight whether there is a recorded flood risk. If so, more detailed investigations should be made.
I used Arc property Solicitors a few years ago for my conveyancing in Pentyrch. Now, I need the files however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pentyrch of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In scouring the world wide web for the words conveyancing in Pentyrch it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?
The preferential method of finding a suitable conveyancer is via trusted testimonial, so ask colleagues and those you trust who have acquired a property in Pentyrch or a local estate agent or mortgage broker. Fees for conveyancing in Pentyrch differ, so it's sensible to obtain at least three fee estimates from varying types of law firms. Be sure to secure confirmation that the charges are assured not to increase.
I need to switch lawyers as my Pentyrch lawyer is not on the bank's approved list of conveyancing solicitors. How simple is it to change conveyancer?
If you haven't yet appointed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Pentyrch that you're considering.