When can the exchange of contracts happen for purchase conveyancing in Pontardawe and am I required to be at the conveyancers office?
Where you are near to our conveyancing solicitors in Pontardawe you are invited in to sign the paperwork. That being said, the firms we recommend supply a nationwide conveyancing service and give just as comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Pontardawe)to be in the office available at the end of the phone to exchange contracts.
We had appointed conveyancers locally in Pontardawe on the Virgin Money solicitor panel. They are now charging me a separate amount for dealing with the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. This fee is not set by Virgin Money but by your Pontardawe conveyancer. Plenty of firms on the Virgin Money panel will levy ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Pontardawe. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As your lender is Yorkshire BS your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to Pontardawe.
Completion of my purchase has taken place for my property in Pontardawe. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I used Action Conveyancing several years ago for my conveyancing in Pontardawe. Now, I need my files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pontardawe of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Pontardawe with the aid of help to buy. The sellers would not reduce the amount so I negotiated £7000 of extras instead. The estate agent advised me not to tell my lawyer about the deal as it will adversely affect my mortgage with Aldermore. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a house in Pontardawe ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some lenders tend refuse to issue a loan on such a house.
It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pontardawe. Conveyancing will be smoother if you use a solicitor in Pontardawe especially if they are accustomed to such properties in Pontardawe.
We today found out that one of the directors of the law firm acting on the purchase conveyancing in Pontardawe is a relative of the seller. Is this permitted?
As long as no conflict arises this is permitted. Where you are requiring mortgage finance then the mortgage company may have a say as many mortgage companies have specific instructions on this. For example for Royal Bank of Scotland as of 31/8/2026, the requirements read as follows :