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Conveyancing in Pentwyn Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 30/04/17

Local information:

The nearest airport to Pentwyn is Cardiff Airport. Bristol Airport is 22 miles away and the nearest station to Pentwyn is Llanishen.

Pentwyn is around a mile of Junction 30 Westbound of the M4.

The neighbouring hospital for Pentwyn is Cardiff, Croescadarn Rd.


How do we identify a genuinely cheap fee? We need low cost conveyancing.


This topic affects many buyers and sellers who opted for a very cheap quote, only to be stung later in the conveyancing process, and many solicitors purport to offer theoretically cheap conveyancing. Unfortunately extra charges are often hiding in the terms of engagement. Busy, stressed buyers and sellers ignore these terms at their peril. Third party costs, termed disbursements, to be paid ought to be listed on your quote Extra fees should be fair and clearly defined.


To complete on our £940,000 home purchase ASAP, can we arrange a fast exchange and completion in Pentwyn?


Firstly, finding a communicative lawyer is the key to fast Pentwyn conveyancing. When choosing a lawyer, : Do they use email? Are they 'no move, no fee'? This can incentivise a faster transaction. Was there a delay delivering a quote?


How do I protect against getting gazumped?


This takes place when a property seller acknowledges an offer and then rejects it in favour of a greater offer. This may happen even months into a sale. Although being gazumped is less common in a declining market,

there will always be a chance. You should instruct a proactive solicitor as soon as you can to reduce the chance of gazumping.


What actual property does my Pentwyn conveyancing solicitor do for a Pentwyn house?


The standard legal procedure is to obtain these searches - Local Authority, Drainage Search and Environment Search and, depending on certain criteria, unique particular such as Planning Search.


I am enquiring about council tax amounts on a residential mid-terrace property in Pentwyn, what are they?


Almost always a conveyancer's title report should give the relevant Cardiff council tax band.

The latest tax rates for properties in Pentwyn are listed on the Cardiff local authority site. On 23 January 2013 rates for all bands 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


How is stamp duty tax measured, and how much will it be on a £902000 house?


Stamp Duty in Pentwyn is calculated based on the valuation. It will be £36080 on a £902000 property.*

*Correct 17/02/2013


In what ways can a property lawyer in Pentwyn report back on the risk of local flooding at Pentwyn?


An important part of the conveyancing protocol involves a lawyer conducting conveyancing and environmental searches that offer you detail on the subject of Pentwyn flood risk area.


Is antimony (Sb) found in Pentwyn top-soil?


With the history of industry in parts of Pentwyn, top-soil contamination is unavoidable. Other sources of contaminated land include insecticides.