I require fast conveyancing in Pentwyn as I am under pressure to complete within one month. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not getting a mortgage you have the choice not to have searches conducted although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Pentwyn the following are examples of issues that can appear and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...

How does conveyancing in Pentwyn differ for new build properties?

Most buyers of new build or newly converted property in Pentwyn approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because builders in Pentwyn usually buy the site, 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 conveyancing solicitors 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 Pentwyn or who has acted in the same development.

I am looking for a leasehold apartment up to £305k and identified one close by in Pentwyn I like with open areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Pentwyn suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

I am using a search engine for the phrase cheap conveyancing in Pentwyn it reveals many property lawyersin the vicinity. With so much choice what is the best way to find the right property lawyer for my move?

The best way of seeking the right conveyancer is via trusted testimonial, so ask colleagues and those you trust who have acquired a property in Pentwyn or the reputable estate agent or financial adviser. Charges for conveyancing in Pentwyn vary, so it's sensible to request at least three fee calculations from varying types of law firms. Make sure that you know that the costs are assured not to increase.

I happen to be an executor of my recently deceased mother’s Will, with a house in Pentwyn which will be marketed. The house is unregistered at the Land Registry and I'm advised that many EAs will insist that it is done before they'll proceed. What's the procedure for this?

In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.