Find a Lender-Approved Local Conveyancer in St Mellons

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Follow your intuition—you will have a better move where you instruct a high street solicitor in St Mellons

5 reasons to let us assist you find a high street conveyancing solicitor in St Mellons

  • 1 St Mellons conveyancing lawyers will acquainted with the local Land Registry Office, Local Authority and estate agents
  • 2 The hallmark of our conveyancing solicitors in St Mellons is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the high standards of professionalism you would hope for.
  • 3 Retaining the services of a a family Solicitor generally results in a more bespoke service. Online forums often suggest that in using a an online conveyancing factory, your conveyancing is handled by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 4 Regardless other companies say it may be important to pop into your solicitor to sign documents. There are enough parties with an interest in a house sale without needing to add the postman into the equation.
  • 5 The organisations shown on our web pages have a variation of conveyancing lawyers, legal executives and support staff handling over one hundred thousand cases each year.

Examples of recent conveyancing in St Mellons since June 2025*

Recently asked questions about conveyancing in St Mellons

Can the conveyancing solicitors revealed via your ’find a lawyer’ app handle right to buy conveyancing in St Mellons?

We do have numerous conveyancing solicitors carrying out right to buy conveyancing matters Do contact the conveyancers listed with a view to get a costs illustration.

When it comes to lenders such as Leeds Building Society, do St Mellons conveyancing practitioners face a fee to be on the conveyancing panel?

We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have paid off my mortgage with HSBC. I assume I don't need a St Mellons property lawyer on the HSBC panel to remove the mortgage at the Land Registry. Am I right?

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:

  1. but are not moving to another property
  2. where HSBC has sent the Land Registry the discharge electronically, and
  3. HSBC has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your HSBC mortgage has been paid off.

I currently have a mortgage with Barclays for my property in St Mellons. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

Barclays must be informed of your intention in advance of letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel solicitor.

Will our conveyancer be raising enquiries regarding flooding during the conveyancing in St Mellons.

The risk of flooding is if increasing concern for solicitors dealing with homes in St Mellons. Some people will buy a property in St Mellons, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a numerous checks that can be carried out by the buyer or by their conveyancers which will give them a better appreciation of the risks in St Mellons. The conventional set of information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a purchaser could commence a compensation claim resulting from an misleading response. A purchaser’s solicitors will also order an environmental report. This will disclose if there is a recorded flood risk. If so, additional investigations should be carried out.

I have recentlydiscovered that Wolstenholmes have closed. They conducted my conveyancing in St Mellons for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is registered correctly 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 St Mellons conveyancing specialists.

Taking into account that I will soon part with hundreds of thousands of pounds on 3 bedroom house in St Mellons I wish to talk to a conveyancer regarding thehouse move prior to instructing the firm. Can this be arranged?

We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be carrying out your conveyancing in St Mellons.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in St Mellons should be the figure that you are charged.

In sourcing the web for the words cheap conveyancing in St Mellons it reveals many solicitorsin the vicinity. How do I determine which is the right solicitor for my move?

The ideal way of choosing a suitable conveyancer is through a trusted referral, so enquire of colleagues and family who have purchased a property in St Mellons or a reputable estate agent or mortgage broker. Fees for conveyancing in St Mellons vary, so it's a good idea to request a minimum of four costs illustrations from different conveyancers. Be sure to secure confirmation that the charges are guaranteed not to to be inflated.

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Sample of conveyancing solicitors in St Mellons regulated by the SRA

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

  • Clements & Co Solicitors, 73-75 Caeglas Road, Rumney, Cardiff, South Glamorgan, CF3 3JX
  • Clodes Solicitors, Regus House, Malthouse Aveneue, Cardiff Gate Business Park, Cardiff, South Glamorgan, CF23 8RU
  • Nicol Denvir & Purnell, 798 Newport Road, Rumney, Cardiff, South Glamorgan, CF3 4FH
  • Anthony Jacobs & Co, 91 Albany Road, Cardiff, South Glamorgan, CF24 3LP
  • Spicketts Battrick Law Practice, 54 Albany Road, Roath, Cardiff, South Glamorgan, CF24 3RR

Residential Licensed Conveyancers in St Mellons regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in St Mellons but also conveyancing throughout England and Wales.
  • Countrywide Property Lawyers Limited, Brunel House, CF24 0ZZ
  • Susan Cotter & Co, 63 Merthyr Road, CF14 1DD
  • Griffiths Ings Property Lawyers Limited, 9 Kings Road, CF11 9BZ
  • West Coast Conveyancing Limited, 9 Kings Road, CF11 9BZ
  • Beverly Davies Penny, Brunswick House, CF5 1LJ

Planning law solicitors in St Mellons regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in St Mellons specialising in planning law. The solicitors can give expert legal advice on all aspects of planning, including planning applications and appeals
  • Simon J.vollans & Co, The Chancery Suite, 4 Meadow View, Peterstone Wentlooge, Cardiff, South Glamorgan, CF3 2TQ
  • Thomas Simon Limited, 62 Newport Road, Cardiff, South Glamorgan, CF24 0DF
  • Insight Law Llp, The Maltings, East Tyndall Street, Cardiff, South Glamorgan, CF24 5EZ
  • Hek Jones Limited, Hek Jones, 104 Whitchurch Road, Cardiff, South Glamorgan, CF14 3LY
  • Howells Legal Limited, First Floor, Hallinans House, 22 Newport Road, Cardiff, Cardiff, CF24 0TD

*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.