Find a Lender-Approved Local Conveyancer in Tongwynlais

Ready to buy a new home? Find a law firm approved by your lender.

Follow your intuition—you will have a better home move where you instruct a local solicitor in Tongwynlais

Logical reasons to use our service to assist you find a local conveyancing solicitor in Tongwynlais

  • 1 Using a local Solicitor on the whole results in a more personal touch. When using a large conveyancing firm, your conveyancing is handled by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 2 The Tongwynlais conveyancing firms that are identified are dedicated to supplying value for money, efficient and accessible conveyancing service to borrowers, sellers and remortgagors in Tongwynlais
  • 3 Notwithstanding what alternative solicitors tell you it just might be necessary to pop into your conveyancer to execute legal papers. There are enough parties with an interest in a house sale without needing to include Royal Mail into the equation.
  • 4 Low cost packages from online conveyancers might seem attractive. However, these organisations are often located hundreds of miles away with little understanding of the factors that affect property transactions in Tongwynlais
  • 5 Chances are that the the lawyers for the other party are located in Tongwynlais - if so both parties are likely to be less confrontational

Examples of recent conveyancing in Tongwynlais since March 2025*

Recently asked questions about conveyancing in Tongwynlais

My wife and I are buying a 1 bedroom apartment in Tongwynlais with a mortgage. We like our Tongwynlais lawyer, but the bank says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Tongwynlais conveyancing practitioner as well as pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Tongwynlais conveyancing solicitor to apply to be on the conveyancing panel.

Have completed on a a detached house in Tongwynlais , What is the estimated time for the Land Registry to register my title? My Tongwynlais conveyancing solicitor has been very slow, so I want to check that my purchase is recorded.

As far as conveyancing in Tongwynlais is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry need to notify any third parties. Currently roughly 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs after the new owner is living at the premises thus post completion formalities is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Tongwynlais differ for new build properties?

Most buyers of new build or newly converted property in Tongwynlais contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Tongwynlais usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tongwynlais or who has acted in the same development.

I opted to have a survey done on a house in Tongwynlais ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders tend not grant a mortgage on a flying freehold property.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tongwynlais. Conveyancing may be slightly more expensive based on your lender's requirements.

We're FTB’s - had an offer accepted, yet the estate agent told us that the owners will only go ahead if we appoint the agent's chosen conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Tongwynlais

It is unlikely the sellers are behind this. If they want ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Contact the sellers directly and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you are going to instruct your own,trusted Tongwynlais conveyancing solicitors - as opposed tothe ones that will provide the negotiator at the agency a commission or achieve conveyancing figures set by HQ.

What advice can you give us when it comes to appointing a Tongwynlais conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Tongwynlais conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Tongwynlais conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

    What volume of lease extensions has the firm conducted in Tongwynlais in the last 12 months? How familiar is the firm with lease extension legislation?

Tongwynlais Leasehold Conveyancing - Examples of Queries Prior to buying

    The best form of lease arrangement is a share of the freehold. In this situation the lessees have being in charge if their destiny and notwithstanding that a managing agent is usually employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Does the lease have onerous restrictions? Plenty Tongwynlais leasehold properties will incur a service charge for the upkeep of the building levied on behalf of the management company. Where you purchase the property you will have to pay this charge, normally quarterly accross the year. This could be anything from several hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent to be met annual, normally this is not a large sum, say approximately £50-£100 but you should to enquire as on occasion it can be many hundreds of pounds.

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Commercial Conveyancing solicitors in Tongwynlais regulated by the SRA

The firms listed below are a small selection of solicitors in Tongwynlais with expertise in commercial conveyancing in Tongwynlais. This could include advice on commercial leases including all matters relating to landlord and tenant law
  • Janet L Jordan & Co, 8a Cardiff Road, Taffs Well, Cardiff, Cardiff, CF15 7RE
  • Evans And Jones Solicitors Llp, 1st Floor Offices, 8b Station Road, Radyr, Cardiff, South Glamorgan, CF15 8AA
  • Emyr Pierce Solicitors, 1 Heol Y Deri, Rhiwbina, Cardiff, Cardiff, CF14 6HA
  • James Morgan, 18a Merthyr Road, Whitchurch, Cardiff, South Glamorgan, CF14 1DG
  • Malekin Law Limited, 270 North Road, Cardiff, Cardiff, CF14 3BL

Residential Licensed Conveyancers in Tongwynlais regulated by the Council of Licensed Conveyancers

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

Planning law solicitors in Tongwynlais regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Tongwynlais specialising in planning law. The solicitors can give expert legal advice on all aspects of planning, including compulsory purchases in Tongwynlais
  • Hek Jones Limited, Hek Jones, 104 Whitchurch Road, Cardiff, South Glamorgan, CF14 3LY
  • Glamorgan Law Llp, 15 St Andrews Crescent, Cf10 3db, Cardiff, Cardiff, CF10 3DB
  • Geldards Llp, Dumfries House, Dumfries Place, Cardiff, South Glamorgan, CF10 3ZF
  • Berry Smith Llp, Haywood House, Dumfries Place, Cardiff, South Glamorgan, CF10 3GA
  • Hugh James, Hodge House, 114-116 St. Mary Street, Cardiff, South Glamorgan, CF10 1DY

*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.