I have been told by my solicitor that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Pontllanfraith?
The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
My offer was accepted on a property in Pontllanfraith on 22/9/2025, valuation was booked 4 days after, received a clean bill of health. Conveyancer retained, so the only thing outstanding 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. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
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.
I have instructed a Pontllanfraith property lawyer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 Pontllanfraith 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.
Various web forums that I have frequented warn that are the primary reason for obstruction in Pontllanfraith house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Pontllanfraith.
I am purchasing my first flat in Pontllanfraith with a mortgage from Nationwide Building Society. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not to tell my conveyancer about the extras as it will adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Pontllanfraith is the location of the property. Can you shed any light on this issue?
Flying freeholds in Pontllanfraith are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontllanfraith you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontllanfraith 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.
Taking into account that I am about to spend hundreds of thousands of pounds on a house in Pontllanfraith I would like to talk to a lawyer concerning theconveyancing prior to instructing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your conveyancing in Pontllanfraith.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Pontllanfraith should be the figure that you end up paying.
Can you offer any advice when it comes to appointing a Pontllanfraith conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Pontllanfraith conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Pontllanfraith conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
-
If the firm is not ALEP accredited then why not? Can they put you in touch with clients in Pontllanfraith who can give a testimonial?
I purchased a 1 bedroom flat in Pontllanfraith, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Pontllanfraith with an extended lease are worth £202,000. The ground rent is £60 yearly. The lease ends on 21st October 2081
You have 56 years left to run the likely cost is going to be between £29,500 and £34,000 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.