A loan offer from HSBC for the refinancing of my 4 bedroom flat is to be issued by the end of next week. Are you able to suggest a low cost conveyancing lawyer in Penarth?

You have come to the wrong place to search for the cheapest conveyancing solicitors in Penarth. Our goal is to offer excellent value conveyancing but we do not aim to work with the cheapest lawyers. Do not be swayed by companies offering £99 conveyancing in Penarth. Optimistically, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not end up with the service required.

four months have gone by since my purchase conveyancing in Penarth concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. 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.

I am purchasing my first flat in Penarth with a loan from Britannia. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not inform my solicitor about the deal as it will put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Penarth is the location of the property. Can you offer any assistance?

Flying freeholds in Penarth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penarth you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penarth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Is it possible to switch solicitor as I need to find one who is on the Nottingham Building Society conveyancing list. I instructed a family conveyancing solicitor in Penarth five minutes from me but the firm is not approved by Nottingham Building Society

We will our best to assist in finding you a conveyancing solicitor in Penarth on the Nottingham Building Society panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Penarth. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Penarth.