I am nearing exchange of contracts for my maisonette in Pontyclun and the estate agent has just e-mailed to say that the buyers are changing their property lawyer. The reason given is that the mortgage company will only deal with solicitors on their approved list. Why would a leading mortgage company only work with specific solicitors rather the firm that they want to choose for their conveyancing in Pontyclun ?
Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Pontyclun. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 31/12/2025, the requirements read as follows :
How can we tell if a Pontyclun conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Pontyclun obtaining recommendations is a good 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 which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.
I can not work out if my bank requires a lease extension. I have called into my local Pontyclun bank branch on various occasions and was reassured it wasn't an issue and they will lend. My Pontyclun conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their specific requirements. I have no idea who is right.
As long as the conveyancing practitioner is on the lender panel, she or he must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Pontyclun solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pontyclun surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should our solicitor be asking questions about flooding as part of the conveyancing in Pontyclun.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Pontyclun. There are those who buy a house in Pontyclun, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous searches that can be undertaken by the purchaser or by their solicitors which will give them a better appreciation of the risks in Pontyclun. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out whether the premises has historically flooded. In the event that the property has been flooded in past and is not disclosed by the owner, then a buyer could bring a claim for damages as a result of such an incorrect answer. The buyer’s lawyers should also order an environmental report. This should higlight if there is any known flood risk. If so, additional inquiries will need to be conducted.
three months have elapsed following my purchase conveyancing in Pontyclun completed. I have checked the Land Registry website which shows that I paid £175,000 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 asset 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.
Would local authority permission be needed to change a house into multiple flats in Pontyclun? This has taken place to a house adjacent to my house in Pontyclun and was ignorant of it happening until after the works were complete.
Planning Permission yes. Building Reg Approval yes.