Having been referred to your web site we were about to use a conveyancing solicitor in Pontyclun recommended using your search tool but have come across some other estimates via the web look less pricey – why is this?
There are hundreds of solicitors marketing at first sight what seems to be extremely cheap conveyancing in Pontyclun. Our recommendation is to give due consideration as to how much you respect your own move to want to take 'cheap' risks in relation to the standard of the conveyancing. Many of them highlight a budget fee as a headline but bury extra charges in the fine print..
At what point can the exchange of contracts occur in purchase conveyancing in Pontyclun and do I need to be at the conveyancers branch?
Where you are round the corner to one of the conveyancing solicitors in Pontyclun you are invited in to sign the paperwork. That being said, the firms we recommend offer a nationwide conveyancing service and give just as detailed and professional a job for you when communicating with you digitally. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the solicitor to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Pontyclun)to be in the office available at the end of the phone to exchange contracts.
Will my conveyancing lawyers need to check that the building insurance when buying 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 16/12/2025, the requirements read as follows :
Can I be sure that the Pontyclun conveyancing solicitor on the Kent Reliance 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 solicitor conducting your conveyancing.
It is not clear whether my lender requires a lease extension. I have telephoned my Pontyclun building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Pontyclun conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your solicitor has to comply with the Council of Mortgage Lenders’ Handbook section two conditions for your bank. 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
After shopping around on the internet I have found a Pontyclun conveyancing practitioner having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 solicitor 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 Virgin Money, you could contact them to see if they have a list of approved surveyors in Pontyclun.
I'm purchasing a new build house in Pontyclun with a mortgage from Lloyds TSB Bank. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my lawyer about this deal as it could affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Some months ago I was advised by my mortgage company that their panel solicitors work on no completion no charge basis for conveyancing in Pontyclun. I had a purchase abort nevertheless the lawyers want search fees! They are claiming that the fees are seperate!
By offering "no completion no fee" Pontyclun conveyancing lawyers are writing off their charges for any work done. We must stress this is not to be regarded as an insurance scheme. Disbursements aren’t covered – where the solicitor have to pay money out to independent parties, for example Pontyclun local search fees