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Conveyancing in Llandaff Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 23/04/18

Llandaff attractions

Cardiff Castle Historic Building and Cardiff Castle Cadw are near to Llandaff.

Llandaff is about 3m of the M4 Junction 32 Westbound.

The closest station to Llandaff is Fairwater, approximately 1 mile away. Cardiff Airport is 8 miles from Llandaff. Bristol Airport is 24 miles away.

The nearest hospital for Llandaff is Rookwood Cardiff.

Q.

How do I get the cheapest conveyancing solicitors?

A.

Various solicitors promote 'the cheapest conveyancing quotes', but additional charges are often hiding in the terms and conditions, left unread by preoccupied property buyers and sellers Costs which are listed in terms of engagement should be reasonable and clear. They come into force only if your lawyer is required to complete extra work , which could not be anticipated at the start of the process. We offer quotes, not estimates, and clearly state all legal fees you pay for a standard conveyancing transaction.

Q.

Will I need a chancel search? We are purchasing a flat close to a 12th Century church in Llandaff.

A.

Repair costs resulting from chancel liability can total hundreds of thousands of pounds. A chancel search checks that such a liability exists. The solicitor handling your conveyancing will confirm that a chancel search is appropriate.

Q.

I am worried about the council tax rates on a Thirties detached property in Llandaff, how much are they?

A.

Usually the conveyancing report on title should cover the relevant Cardiff council tax band. The latest council tax charges for residents of Llandaff are detailed at the Cardiff local authority website. Currently (03 October 2012) band rates are:

  • Band A - £738.47
  • Band B - £861.55
  • Band C - £984.63
  • Band D - £1,107.71
  • Band E - £1,353.87
  • Band F - £1,600.03
  • Band G - £1,846.18
  • Band H - £2,215.42

Q.

If we plan to buy near Llandaff, in the parish of Pentyrch, do we need a chancel search?

A.

Whether you are buying a property in Llandaff or elsewhere in the county, the solicitor is likely to recommend that a chancel search is ordered. Through some church councils have taken the decision to impose chancel repairs on the current owners of land subject to chancel liability, a conveyancing solicitor cannot verify that a parish where repair costs have not been paid before, that this will not automatically be the case for future owners. In the event that chancel liability may apply, your solicitor might recommend insurance rather than pulling out of the purchase.

Q.

How will a solicitor in Llandaff advise us on the risk and history of local flooding to properties in Llandaff?

A.

A solicitor applies for environmental searches that should include Llandaff historical flood risk data. An inexpensive thorough flood risk search (e.g. Landmark) will sometimes be suggested by the Llandaff property lawyer, if in the event that the enviro. search show a flood risk.

Q.

What specific search enquiries does a property solicitor in Llandaff do for a Llandaff property?

A.

The conventional conveyancing procedure will be to get Local Authority (personal or official), Drainage and Water Search (CON29DW) and Environmental and occasionally special local Llandaff searches, which might include Subsidence.

Q.

Can you confirm which Llandaff lenders you work with. Whose panels are your solicitors members of?

A.

Of lenders with local branches in Llandaff, Homeward Legal work with many. Llandaff lenders and mortgage specialists include Dorchester Consultants, 170 Clare Rd, Cardiff, CF11 6RX, Soundy, 66 Albany Rd, Cardiff, CF24 3RR, and Landlord Centre, Greenmeadow House/Village Way, Tongwynlais, Cardiff, CF15 7NE.

Q.

Is a house survey required if we are purchasing a property, irrespective of its condition?

A.

Homeward Legal strongly recommend that you arrange a survey. There are a wide range of defects which can affect a property. These can include cavity wall tie failure or rotten roof timbers, and these will not be addressed by your conveyancing solicitor.