We are due to exchange buying a house in Ystalyfera but as a result of damage from a small fire at the property I have managed to agree reparation from the seller in the sum of three thousand pounds taking the form of a reduction in the price. This was going to be addressed as part of a side agreement but UBS will not permit this. Why were they informed?
The conveyancing practitioner being on the UBS approved list is duty bound to advise UBS of any amendments to the sale price. If you prohibit your lawyer to notify the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new lawyer for your conveyancing in Ystalyfera.
Please explain the implications if my solicitor is expelled from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Ystalyfera?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am helping my step-mother sell her flat in Ystalyfera. Does the conveyancer arrange the energy assessment or it is for the owner to coordinate?
After the abolition of Home Information Packs, energy performance certificates remained a compulsory element of selling a property. An energy assessment must be to hand before the property is marketed. It is not as aspect of the sale process that law firms ordinarily arrange. Where you are instructing a Ystalyfera conveyancing lawyer they might be able to arrange energy assessments given their contacts with long established local accredited person
I am aiming to move property in January. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you put forward a removal company in Ystalyfera. Conveyancing solicitor was found before I stumbled across this page.
On the afternoon of completion you can collect the house keys from your estate agent but this can only occur after the sellers solicitors advise the agent that the monies to complete are in and the keys can be passed over. Subsequently you should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in locating a residential property solicitor in Ystalyfera or a lawyer that specialises in conveyancing in Ystalyfera.
Is it the case that all Ystalyfera solicitors on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be governed by the SRA. Many banks do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Ystalyfera is the location of the property. Can you shed any light on this issue?
Flying freeholds in Ystalyfera are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ystalyfera 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 Ystalyfera may ascertain 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 residence.
How does the Landlord & Tenant Act 1954 affect my business property in Ystalyfera and how can you help?
The 1954 Act provides protection to commercial lessees, giving them the legal entitlement to apply to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Ystalyfera is one of our many areas of the UK in which the firms we work with have offices
My fiance and I today found out that one of the directors of the conveyancing practice acting on the purchase conveyancing in Ystalyfera is an uncle of the vendor. Is this acceptable?
On the basis that there is no conflict of interest this should be fine. If you are requiring mortgage finance then the lender may have a say as many mortgage companies have specific requirements concerning this. For example for Halifax Loans as of 21/11/2025, the requirements read as follows :