Find a Lender-Approved Local Conveyancer in St Mellons

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

Top reasons to let us assist you select a local conveyancing solicitor in St Mellons

  • 1 We are the UKs largest residential conveyancing directory service identifying lender approved law practices conducting conveyancing in St Mellons registered with the SRA or Council of Licensed Conveyancers.
  • 2 Using a local Solicitor on the whole results in a more personalised service. Online forums often suggest that in choosing a large conveyancing firm, your transaction is dealt with by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 3 Cut price packages from online conveyancers might seem attractive. However, these companies are often based hundreds of miles away with limited understanding of the factors that affect property transactions in St Mellons
  • 4 St Mellons conveyancers have a significant edge when it comes to St Mellons conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other issues that will affect your sale or purchase
  • 5 Our site is the first site offering you the ability to check that your property ownership legalities in St Mellons will be carried out by a property lawyer on your mortgage lender’s member panel.

Examples of recent conveyancing in St Mellons since February 2025*

Recently asked questions about conveyancing in St Mellons

Why would I instruct a St Mellons conveyancing solicitors firm given that web based alternatives are less overpriced?

By all means make sure that you shop around for conveyancing costs in St Mellons and you should seek a reasonable quote but don’t be focused with sourcing the lowest priced St Mellons conveyancer. Appointing the right conveyancer can be the distinction between a smooth and a stressful house move. You need to ensure that you have expert advice from an experienced solicitor. An e-mail can never be as helpful as a telephone discussion and can never replicate a one to one meeting. Our partner firms will allocate you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from from the outset to completion, giving the sort of personalised service that you are unlikely to received from an internet conveyancer. He or She will update you as to any developments and keep you informed. Should you need to contact the firm you will be sure who to ask for and we'll ensure you're not left wondering what's going on.

What does my ID and proof of funds have anything to do with my conveyancing in St Mellons? Is this really necessary?

You are right in these requests have nothing to do with conveyancing in St Mellons. However these days you can not complete any conveyancing process if you have not supplying evidence of your identity. This usually takes the form of a either your passport or driving licence and a bank statement. Please note that if you are supplying your driving licence as evidence of ID it needs to be both the paper section as well as the photo card part, one is not sufficient in the absence of the other.

Evidence of your source of funds is required in accordance with the Money Laundering Regulations. Please do not be offended when when this is requested of you as your lawyer must have this information on file. Your St Mellons conveyancing lawyer will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they should also ask additional queries concerning the source of monies.

I am buying a property in St Mellons. An unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Principality your lawyer must check the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Principality. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not comply with these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to St Mellons.

I have paid off my mortgage with Nationwide. I assume I don't need a St Mellons conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
  3. Nationwide has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Nationwide mortgage has been paid off.

Our sealed bid on a property in St Mellons has been accepted, but there is a chain. The vendors have offered on somewhere, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a local conveyancing solicitor in St Mellons. What should be my next step? At what point should I apply for the mortgage with Principality?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, St Mellons conveyancing search fees, etc). First, you should check that your solicitor is on the Principality approved list. As to the subsequent stages this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a buoyant market the majority of home buyers will apply for a home loan with Principality and arrange for the valuation and only if it comes back ok would they request their solicitor to press on with the conveyancing in St Mellons.

I require fast conveyancing in St Mellons as I am under a deadline to exchange contracts within 2 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to have searches carried out although no law firm would recommend that you don't. With lots of history conveyancing in St Mellons the following are examples of issues that can show up and therefore affect future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...

I used Arc property Solicitors a few years ago for my conveyancing in St Mellons. Now, I need my documents but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 St Mellons of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Do I need to be wary that 3rd parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street St Mellons conveyancing firm?

As is the case with lots of professional services, often referrals from connections can be worth their weight in gold. But there are numerous players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend lawyers to select. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to select your preferred conveyancer. Don't forget that some banks specify a panel list of lawyers you are obliged to use for the mortgage related work in your home move.

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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 Landlord and Tenant Conveyancing solicitors in St Mellons

The firms listed below are a non-comprehensive list of solicitors in St Mellons practicing in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Service charge disputes

  • Simon J.vollans & Co, The Chancery Suite, 4 Meadow View, Peterstone Wentlooge, Cardiff, South Glamorgan, CF3 2TQ
  • Anthony Jacobs & Co, 91 Albany Road, Cardiff, South Glamorgan, CF24 3LP
  • Spicketts Battrick Law Practice, 54 Albany Road, Roath, Cardiff, South Glamorgan, CF24 3RR
  • Youngs, 52 Station Road, Llanishen, Cardiff, Cardiff, CF14 5LU
  • Spicketts Battrick Law Practice, 126 Clifton Street, Roath, Cardiff, South Glamorgan, CF24 1LX

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

Please be aware 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

*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.