Our mortgage company has recommended a law firm on their panel based in Pontcanna but I would rather choose a conveyancing lawyer in Pontcanna local to me. Are you able to help?

The minority of Pontcanna conveyancing firms are approved and listed on all banks conveyancing panel. Do make the most of our search tool to identify a Pontcanna conveyancing conveyancer on the on the bank panel.

My wife and I buying a 4 bedroom semi-detached house in Pontcanna. We would like to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to determine if these works are permitted?

Your property lawyer will check the deeds as conveyancing in Pontcanna will sometimes reveal restrictions in the title documents which restrict categories of works or need the consent of another owner. Some additions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

Are all Pontcanna Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?

Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pontcanna solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pontcanna surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I acquired my house on 2 January and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Pontcanna expressed confidence that it would be recorded inside ten days. Are transfers in Pontcanna uniquely lengthy to register?

As far as conveyancing in Pontcanna registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. At present approximately 80% of submission are fully addressed within 12 days but occasionally there can be longer hold-ups. Registration takes place after the new owner has moved in to the premises so post completion formalities is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.

I opted to have a survey carried out on a property in Pontcanna prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some lenders may not grant a loan on this type of home.

It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Pontcanna. Conveyancing may be slightly more expensive based on your lender's requirements.

I am in need of some leasehold conveyancing in Pontcanna. Before I set the wheels in motion I require certainty as to the remaining lease term.

Assuming the lease is recorded at the land registry - and 99.9% are in Pontcanna - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Pontcanna Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing

Best to be warned if window replacement or some other major work is due in the foreseeable future that will be shared between the leaseholders and will materially impact the level of the maintenance fees or require a specific payment. Are any of leasehold owners in arrears of their service charge payments? For most Pontcanna leaseholds the cost for major works tend not to be included within service charges, although some managing agents in Pontcanna require leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance.