It may have been a long time coming a mortgage agreement from Santander for the remortgage of my single room garden flat is due imminently. Are you able to put forward a cheap conveyancing solicitor in Penllergaer?

You have arrived at the wrong site to search for the cheapest conveyancing solicitors in Penllergaer. Our aim is to provide excellent value conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing organisations teasing you with £99 conveyancing in Penllergaer. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up with a surprising uplift in extras and still not receive the service required.

Can your site be used to locate a Conveyancing solicitor in Penllergaer even if I’m not buying or disposing of a house, for example if I wish to buy a shop in Penllergaer with a mortgage from Chelsea Building Society?

The service is primarily used to select residential conveyancing solicitors in Penllergaer but we have set out at the bottom of this page some Penllergaer commercial conveyancing firms. You will need to enquire with the company directly to establish if they are also authorised to represent Chelsea Building Society

This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Penllergaer. Do I pick up the keys to the premises on completion from my conveyancer? If so, I will appoint a local conveyancing solicitor in Penllergaer?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

I'm the sole recipient of my late grandmother’s estate and I have everything in my name now, including the my former home in Penllergaer. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in July. Do I have to wait half a year to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view mortgage companies take of it, depend on the bank as this provision is chiefly there to identify the purchase and immediately sell or the quick reselling of property.

Is it correct that all Penllergaer CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved practices?

Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

2 months have elapsed since my purchase conveyancing in Penllergaer concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Penllergaer. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Penllergaer

Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.