Having been suggested to visit your service we were about to go ahead with a conveyancing solicitor in Penllergaer found on your site but have come across alternative estimates via the web seem cheaper – how come?

There are numerous conveyancing companies marketing what appear to be extremely cheap conveyancing in Penllergaer. Our advice is to think long and hard about how important this transaction is to you that want to take 'cheap' risks over the quality of the conveyancing. Many of them accentuate a low fee to grab your attention but plant supplemental charges in the fine print..

Me and my partner are buying a property in Penllergaer. It might be a silly question but how we can trust a lawyer? On completion day we have to send money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am expecting a OIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Penllergaer solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Penllergaer solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

After what seems like an age I have had an offer on an apartment in Penllergaer accepted, the sellers do nevertheless have an associated purchase. The sellers have offered on a flat, however it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a local conveyancing solicitor in Penllergaer. What should be my next step? At what point do I apply for the mortgage with Clydesdale?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Penllergaer conveyancing search charges, etc). The first course of action is to check that your solicitor is on the Clydesdale approved list. Regarding the next phase this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. During a hot market some buyers will apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they request their lawyer to move forward with the conveyancing in Penllergaer.

Should our conveyancer be raising questions concerning flooding during the conveyancing in Penllergaer.

Flooding is a growing risk for lawyers dealing with homes in Penllergaer. There are those who buy a property in Penllergaer, completely aware 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 get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a various searches that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Penllergaer. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to find out if the property has ever been flooded. In the event that the residence has been flooded in past which is not notified by the vendor, then a purchaser could issue a claim for damages as a result of such an inaccurate reply. The buyer’s solicitors will also carry out an enviro search. This should higlight whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I used Wolstenholmes a few years past for my conveyancing in Penllergaer. Now, I need my documents however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Penllergaer of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Can a conveyancer remove someone from the title of my property in Penllergaer ?

Extracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner