We were just about to sign contracts for a leasehold flat in Pontprennau. We have hit a stumbling block. Our loan offer with Bank of Ireland expires on 16/11/2026 but the owners are putting forward a completion date of 18/11/2026. Is it possible to extend the mortgage expiry date?
The best person to address this concern is your lawyer who will determine whether they better off negotiating with the mortgage broker, vendor’s lawyers, selling agents or indeed all parties based on what has gone on in your conveyancing to date.
We note that you have a post code search directory listing law firms on the UBS conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Pontprennau?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pontprennau.
We had appointed solicitors based in Pontprennau on the Barclays solicitor panel. They have just billed me a further sum for handling the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. This fee is not set by Barclays but by your Pontprennau lawyer. Plenty of firms on the Barclays panel will charge an ‘acting for lender’ fee but many firms include it on their overall fee.
We have agreed to purchase a house in Pontprennau. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to Yorkshire BS where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Pontprennau.
I have paid off my mortgage with HSBC. I assume I don't need a Pontprennau conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
It has been 4 months following my purchase conveyancing in Pontprennau completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Pontprennau. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pontprennau
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
We're novice buyers - had an offer accepted, yet the selling agent told us that the seller will only issue a contract if we appoint their recommended lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Pontprennau
It is highly unlikely the owners are behind this. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Pontprennau conveyancing solicitors - not the ones that will give the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by HQ.