My property lawyer in Ystradgynlais is not listed on the TSB Conveyancing Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are not on the TSB panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Ystradgynlais solicitors but TSB will need to retain a solicitor on their panel. This will inevitably rack up the overall conveyancing charges as well as cause delays.
- Get a new lawyer to act in the conveyancing, obviously checking they are on the TSB panel
I have paid off my mortgage with Co-operative. I assume I don't need a Ystradgynlais property lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I had an offer accepted on an apartment in Ystradgynlais on 8/9/2025, valuation was booked 3 days after, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
After what feels like an age I have had an offer on a flat in Ystradgynlais agreed to, but there is a chain. The sellers have put an offer on somewhere, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Ystradgynlais. What do I do now? When do I get the mortgage application with Kent Reliance started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then survey, Ystradgynlais conveyancing search charges, etc). First, you must ensure that your conveyancing practitioner is on the Kent Reliance approved list. Concerning the subsequent phase this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a hot market the majority of buyers will apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they ask their solicitor to press on with searches.
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Ystradgynlais?
Its becoming the norm that commercial conveyancing solicitors in Ystradgynlais will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Ystradgynlais. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ystradgynlais.
For each commercial conveyancing transaction in Ystradgynlais it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Ystradgynlais commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Ystradgynlais.
I used Wolstenholmes a few years past for my conveyancing in Ystradgynlais. I now require my papers but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ystradgynlais of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build apartment in Ystradgynlais. Conveyancing is daunting 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.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ystradgynlais
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Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Looking forward to complete next month on a basement flat in Ystradgynlais. Conveyancing solicitors have said that they will have a report out to me tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Ystradgynlais should include some of the following:
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Does the lease require carpeting throughout thus preventing wood flooring? What you can do if a neighbour breaches a clause of their lease? The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Your conveyancers should enable you to have an understanding of the insurance obligations Ground rent - what is payable and what the invoice dates are, and also know whether this is subject to change
I am the registered owner of a ground floor flat in Ystradgynlais, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Ystradgynlais with over 90 years remaining are worth £265,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2100
With 75 years unexpired the likely cost is going to span between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.