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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.

Only LenderPanel.com provides a subset of authorised Pencoed conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Pencoed

My relative recommended that if I am purchasing in Pencoed I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard Pencoed conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Pencoed around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Pencoed.

I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Pencoed for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The quickest way to see if the premises 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 Pencoed conveyancing specialists.

I'm buying my first flat in Pencoed with a loan from TSB. The developers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my lawyer about the extras as it could affect my mortgage with TSB. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What makes your site different to other online quote calculators when it comes to conveyancing in Pencoed?

At this site obtain a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Pencoed. Unlike many estate agents and many comparison sites we do not charge firms a fee if you choose them for your property ownership legalities in Pencoed

I've recently bought a leasehold flat in Pencoed. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a ground floor flat in Pencoed, conveyancing was carried out 7 years ago. How much will my lease extension cost? Comparable flats in Pencoed with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2073

With just 54 years remaining on your lease we estimate the price of your lease extension to range between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

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