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Find a Pencoed Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Pencoed? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Pencoed home move at risk of delay or failure.

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Recently asked questions about conveyancing in Pencoed

We are due to move property in February. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Pencoed. Conveyancing solicitor was organised before I stumbled across your site.

On the afternoon of completion you can collect the house keys from the property agent but this can only be done once the previous owners lawyers advise the agent that they have the completion monies 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 specific removal organisation but can help you locate a conveyancing in Pencoed or a legal practice that specialises in conveyancing in Pencoed.

I happen to be the single beneficiary of my late father’s will and I have everything in my name alone, including the house in Pencoed. The Pencoed property was put into my name in November. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in November. Do I have to wait 6 months to sell?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view banks take of it, depend on the bank as this requirement chiefly exists to capture subsales or the wholesaling and assigning of properties.

My sealed bid on a semi in Pencoed has been accepted, the vendors do however have a connected purchase. The vendors have placed an offer on a flat, but it’s not yet agreed to, and are looking at other flats booked. I have instructed a nearby conveyancing solicitor in Pencoed. What do I do now? At what stage do I apply for the mortgage with Kent Reliance?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then survey, Pencoed conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Kent Reliance conveyancing panel. As to the subsequent stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a buoyant market the majority of buyers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their lawyer to move forward with searches.

Should commercial conveyancing searches disclose impending roadworks that could affect a commercial estate in Pencoed?

Many commercial conveyancing solicitors in Pencoed will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Pencoed. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pencoed.

For every commercial conveyancing transaction in Pencoed it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Pencoed commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Pencoed.

I have todayfound out that Wolstenholmes have closed. They carried out my conveyancing in Pencoed for a purchase of a freehold house 12 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The easiest method to check if the property is registered to you, you can carry out 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 Pencoed conveyancing specialists.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Pencoed is where the house is located. Is there any guidance you can impart?

Flying freeholds in Pencoed are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pencoed you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pencoed may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have been recommended a conveyancing solicitor in Pencoed. I need to find out if they are on the lender's approved list of lawyers. Could you or the lender confirm if they are on the panel?

It’s a good idea contact the solicitor and ask them if they are on the bank's panel. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the conveyancing panel we we can help find a reputable conveyancing solicitor in Pencoed on the panel for your lender.

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Find out more about how flying freehold can affect your the value of a property.