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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: 17/10/17

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.

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

A.

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?

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.

Are there any designated conservation areas in Pentwyn?

A.

Buyers in Pentwyn should be aware of numerous local conservation areas. Your solicitor will be able to offer more information and address the impact buying in a conservation area may have, regarding specific conservation areas in Pentwyn.

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.

Which government authority is obliged for logging the condition of repair of the conservation areas in Pentwyn?

A.

Local Pentwyn conservation areas are nominated by the local Cardiff planning authority, who oversee conservation area concerns from including things like poorly maintained pavements, addition of PVC windows and private spaces. English Heritage, a government body, have assembled information of the condition (poor to good) of conservation areas as well as the vulnerability.

Q.

Environmental searches are all well and good but considering climate change for instance the serious river flooding in Wales are they comfort enough to ascertain sufficient information about the Pentwyn flood risk?

A.

An experienced conveyancing solicitor in Pentwyn will advise you to get rigorous conveyancing and environmental searches if the environmental searches spots a significant risk Pentwyn flood risk area

You could always get in touch with a next door neighbour to get extra insight.