Our grandson is purchasing a new build apartment in Pontypool with a mortgage from Yorkshire BS. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Yorkshire BS conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can your site be used to recommend a Conveyancing solicitor in Pontypool even where I’m not purchasing or disposing of a house, for example if I wish to acquire an office in Pontypool with a mortgage from Skipton Building Society?
Our comparison service is primarily utilised to select residential conveyancing solicitors in Pontypool but we have recorded towards the end of this page some Pontypool commercial conveyancing firms. You should enquire with the solicitors directly to see if they are also authorised to represent Skipton Building Society
We're in Pontypool, First time buyers buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Pontypool?
There are many registered licenced Conveyancers in Pontypool and Solicitor practices in Pontypool who can help with your conveyancing We would stress that both are regulated professionals specialising in the legal work in the home buying process. They may both also handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We previously appointed solicitors based in Pontypool on the Yorkshire BS solicitor approved list. They are now charging me a supplemental fee for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. The fee is not dictated by Yorkshire BS but by your Pontypool conveyancer. Numerous firms on the Yorkshire BS panel will levy ’dealing with mortgage’ fee and others do not.
I had an offer accepted on an apartment in Pontypool on 4/6/2025, valuation was booked five days later, all came back fine. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Pontypool is the location of the property. What do you suggest?
Flying freeholds in Pontypool are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontypool you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontypool may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Can you provide any top tips for leasehold conveyancing in Pontypool with the aim of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Pontypool can be reduced where you appoint lawyers the minute you market your property and request that they start to put together the leasehold information needed by the buyers’ lawyers. You believe that you know the number of years left on your lease but it would be wise to verify this via your lawyers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. It is therefore important at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have had any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be nervous about purchasing a property where a dispute is ongoing. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to ongoing. A minority of Pontypool leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you laid down wooden flooring? Pontypool leases often stipulate that internal structural changes or installing wooden flooring require a licence issued by the Landlord approving such changes. Should you dont have the approvals to hand do not contact the landlord without checking with your lawyer before hand.
I own a 2 bed flat in Pontypool, conveyancing formalities finalised in 2004. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Pontypool with over 90 years remaining are worth £170,000. The ground rent is £50 per annum. The lease ends on 21st October 2103
With 78 years unexpired the likely cost is going to range between £7,600 and £8,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.