I am selling my house in Pontyclun and the estate agent has just text me to warn that the purchasers are changing their law firm. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Pontyclun ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Banks blame a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
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 Clydesdale panel is any good?
When it comes to conveyancing in Pontyclun getting recommendations is a good start. 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 handling your conveyancing.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my 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 to say that they would not lend in accordance with their published requirements. Who do I believe?
As long as the property lawyer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 left on the lease.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pontyclun solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pontyclun postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Pontyclun.
Will our lawyer be making enquiries concerning flooding as part of the conveyancing in Pontyclun.
Flooding is a growing risk for lawyers specialising in conveyancing in Pontyclun. There are those who purchase a house in Pontyclun, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or by their conveyancers which can figure out the risks in Pontyclun. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out if the property has suffered from flooding. If the property has been flooded in past and is not revealed by the seller, then a purchaser may commence a legal claim for losses stemming from an misleading answer. A buyer’s lawyers may also conduct an environmental report. This will disclose if there is any known flood risk. If so, more detailed inquiries should be conducted.
three months have gone by following my purchase conveyancing in Pontyclun took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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.
Should local authority consent be required to change a house into multiple appartments in Pontyclun? This has taken place to a property opposite to my home in Pontyclun and was ignorant of the conversion until it was done.
Planning Consent yes. Building Regulations yes.