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Conveyancing in Pencoed Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 22/04/17

Pencoed data:

Pencoed's nearest airport is Cardiff Airport. and Pencoed's closest station is Pencoed.

Pencoed is about 1/2 mile off the M4 Junction 35 Westbound.

The neighbouring hospital for Pencoed is Princess of Wales Bridgend.

Q.

How do we find affordable conveyancing in Pencoed?

A.

Various firms advertise so-called cheap conveyancing quotes. Often additional fees are frequently hidden in the terms and conditions. These terms are often ignored by excited buyers, eager to get underway.

Q.

Do I need to get a chancel search if my family are buying in Pencoed next to a church built in the 13th Century?

A.

Where land in Pencoed was once owned by a lay-rector, new owners of that property may be obliged to contribute towards the cost of repairs to churches. Parochial Church Councils in Pencoed must register their interest over property by October 2013, simplifying the chancel search process. The solicitor carrying out the legal work for your move will confirm that a chancel search is appropriate.

Q.

What does a Pencoed conveyancing solicitor recommend if the property I hope to invest in is inside the boundary of a Rhondda Cynon Taf conservation area which seems to have unauthorised artificial stone cladding added?

A.

The local authority search (LLC1 - Requisition for search and Official Certificate of Search) conducted by your solicitor will see if the property is within a designated conservation area and evidence of council approval for additions to the property will be asked for.

Q.

Is your panel of solicitors experienced enough to handle fast completions on auction conveyancing in Pencoed?

A.

Our residential property lawyers commonly carry out work for buyers at auction. We always suggest auction buyers to formally instruct a qualified conveyancing lawyer well before the property auction to allow enough time for a full investigation of the documents.

Subsequently, immediately after the property auction date a lawyer should be ready for carry out the conveyancing in 28 days, a normal requirement of terms and conditions of sale.

Q.

Having heard about the serious river flooding in Wales I am apprehensive that environmental searches might not be thorough enough?

A.

Your Pencoed solicitor will advise you to apply for environmental searches if the standard conveyancing searches spots a significant risk the local Pencoed flood risk

It may be prudent to contact a close neighbour for extra insight if you are still worried.

Q.

Pencoed conveyancers conduct some property conveyancing searches when instructed to act for a property purchaser, which particular searches?

A.

If taking out a mortgage the lender expects a solicitor to get at least these searches - Local Authority (council), Drainage Search (Con29DW) and Environmental, and perhaps less common searches, which might include Commons Registration (CON290).

Q.

We are buying on a Pencoed ex-industrial site. Is the soil likely to remain contaminated?

A.

There are laws imposed to stop future soil contamination. Environment search results will factor contaminants, including metals and others such as groundwater contamination.

Q.

Will my conveyancing take into account any additional costs?

A.

We will not charge any hidden costs for sale or purchase conveyancing. You should be aware that some solicitors' firms will give a low estimate, not an accurate quote, which they will not be required to adhere to.

 
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