In the event thatI was to acquire a straightforward homein Pentyrch for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Pentyrch?

The only saving you would achieve is the disbursement for searches. The property lawyer is obliged to do the vast majority of work - money laundering, liaising with the vendors property lawyer, stamp duty return, register the ownership etc. You might save a bit for them not needing to register a mortgage however it won't be meaningful.

Can you help - my lawyer advises that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Pentyrch?

The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.

After weeks of negotiation I have agreed a price on a house in Pentyrch. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Soon after, the solicitor called me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I was told two weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Pentyrch is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

I bought my apartment on 11 January and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Pentyrch said it will be dealt with inside ten days. Are properties in Pentyrch particularly slow to register?

There is nothing unique about conveyancing in Pentyrch registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present in the region of three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration takes place once the new owner is living at the property therefore an expedited registration is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

I am looking for a ground for flat up to £245,000 and found one near me in Pentyrch I like with open areas and transport links in the vicinity, the downside is that it only has 52 years on the lease. There is not much else in Pentyrch in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a mortgage that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

My business partner and I are wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend lawyers offering fixed charges for non-domestic conveyancing in Pentyrch for under 2k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Pentyrch, including the disposal and acquisition of businesses as well as simply property. If you are looking to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. As for the charges this will depend on the structure and heads of terms of the proposed transaction. Let us have your details or telephone so as to enable us to supply you with a fixed commercial conveyancing calculation.