Find a Tongwynlais Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Tongwynlais? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Tongwynlais home move at risk of delay or failure.

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

Recently asked questions about conveyancing in Tongwynlais

Why would one appoint a Tongwynlais conveyancing firm when web based conveyancers are cheap by comparison?

By all means make sure that you scrutinise conveyancing costs in Tongwynlais and you should seek a reasonable quote but don’t become consumed with looking for the cheapest Tongwynlais conveyancer. Finding the right conveyancer can mark the difference between a seamless and a frustrating move. You need to ensure that you have expert guidance from an experienced conveyancer. An e-mail can never be as helpful as a phone call and are no substitute for a one to one meeting. The firms that we work with will appoint you a qualified and trusted conveyancing solicitor who can tackle your conveyancing from beginning to end, providing a level of hand holding that you rarely receive from an internet conveyancer. Our lawyers will update you on progress making sure that you are ensuring that you are updated at regular intervals. If you ever need to contact the firm you will know who you need to speak to and we'll be sure you are in the know.

My lender has recommended a law firm on their panel based in Tongwynlais but I would rather use a conveyancing lawyer in Tongwynlais round the corner to me. Can you help?

Far from all Tongwynlais conveyancing practices are on all lender’s conveyancing panel. Do make use of the above find an approved solicitor tool to locate a Tongwynlais conveyancing solicitor on the on the mortgage company panel.

I am a sole trader wishing to take an assignment of a lease of a shop on the high street. Can you recommend lawyers offering no-move-no costs for commercial conveyancing in Tongwynlais for less than 1500k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Tongwynlais, including the disposal and purchase of businesses as well as simply property. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or email so as to enable us to provide you with a detailed commercial conveyancing calculation.

I am attracted to a couple of apartments in Tongwynlais both have in the region of fifty years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold apartment in Tongwynlais is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the marketability of the property. For most buyers and banks, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Tongwynlais conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Tongwynlais Leasehold Conveyancing - Examples of Queries before buying

    It is important to be aware if fixing the lift or some other significant cost is coming up that will be shared amongst the tenants and will materially impact the level of the maintenance costs or necessitate a specific payment. Is there a share of the freehold? The majority of Tongwynlais leasehold properties will incur a service bill for the upkeep of the building invoiced on behalf of the freeholder. If you purchase the property you will have to meet this liability, normally in instalments throughout the year. This could be anything from two or three hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a rentcharge for you to pay annual, ordinarily this is not a large amount, say approximately £25-£75 but you need to enquire it because occasionally it can be surprisingly expensive.

When it comes to my conveyancing in Tongwynlais should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Tongwynlais conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.

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