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Conveyancing in Pentwyn Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 20/07/17

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.

Q.

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

A.

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.

Q.

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

A.

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

Q.

We are planning to sell our jointly owned home in a hurry at a Cardiff property auction, does your company use fast Pentwyn conveyancing solicitors ?

Generally property solicitors practices are apathetic adding unnecessary stress to the home conveyancing process.

We only ever introduce you to conveyancers who are selected because they work fast and will always attempt to exert pressure up the buyer and seller chain . In addition our expert panel of property lawyers are actually chosen because they have invested in the very latest conveyancing case management and IT systems leading to a completion on your house move in minimum time.

Q.

Our estate agent in Colnbrook has referred a solicitors firm. Must I use this solicitor?

A.

It is not uncommon for agents to refer a solicitors firm. These referrals should be compared against alternatives, as some agents may 'recommend' the firm which pays to the largest referral fee, not a firm with local expertise and a solid reputation.

Q.

What can a Pentwyn property lawyer advise if the building we hope to purchase is situated in a conservation area in Cardiff local authority which has an un-consented PVC windows added?

A.

The local authority LLC1 searches carried out by your Pentwyn conveyancing solicitor should ascertain if the property is in a designated conservation area and evidence of the appropriate permissions for changes to the property will be asked for.

Q.

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

A.

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

*Correct 17/02/2013

Q.

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

A.

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.

Q.

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

A.

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

 
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