My fiance and I are looking to purchase a house in Bridgend and are in fact using a Bridgend conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Accord Mortgages Ltd have this afternoon contacted us to advise us that they have now hit a problem as our Bridgend solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Bridgend lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Bridgend. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 8/9/2026, the requirements read as follows :
What is the difference between a licensed conveyancer and conveyancing solicitor in Bridgend
Two types of professional can carry out conveyancing in Bridgend namely licenced conveyancers or solicitors. Both professionals handle the legal services that required to complete the sale or purchase of property. They are both duty bound to conduct Bridgend conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be properly conducted and that all requisite procedures will be suitably attended to.
Forgive me if this question is silly but I am new to the process as a 1st time purchaser of a garden flat in Bridgend. Do I receive the keys to the house on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Bridgend?
On the day of completion you will not be required to attend the conveyancers office in Bridgend. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
How can we tell if a Bridgend conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Bridgend seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.
I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Bridgend I like with a park and station nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Bridgend in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage that many years will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Completion is due on our sale of a £150,000 garden flat in Bridgend in just under a week. The landlords agents has quoted £312 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Bridgend?
Bridgend conveyancing on leasehold apartments usually involves administration charges raised by managing agents :
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Addressing pre-exchange enquiries
Where consent is required before sale in Bridgend
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Bridgend - Sample of Questions you should ask Prior to buying
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Is there a share of the freehold? This question is important as a) areas may result in problems in the building as the common areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will need to have complete disclosure How many years remain on the lease?
I acquired a property in Bridgend last 10/7/2025 and to date it is still not recorded with the Land Registry. It is part of a development site and my conveyancer told me that it may take one year to complete the registration formalities. I have called HMLR directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?
get in touch with your lawyer - if you are not getting sensible responses, enquire as to their internal complaints procedure and amplify your problem to a Partner. Registrations for Bridgend conveyancing are not known to be significantly delayed.