Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Llandovery. My lender is Platform

Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/11/2025, the requirements read as follows :

Various internet forums that I have visited warn that are the number one reason for delay in Llandovery house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Llandovery.

I am buying my first flat in Llandovery with a mortgage from Nottingham Building Society. The developers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about the deal as it could affect my loan with Nottingham Building Society. Should I keep quiet?.

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.

I have been recommended by a number of selling agents in Llandovery to select a solicitor on your site. What’s the financial upside for Estate Agents to offer your services over another?

We refuse to offer any referral fee for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

At what point do I incur stamp duty due for my Llandovery house purchase?

Your property lawyer should complete a stamp duty return on your behalf during your Llandovery conveyancing transaction for signature. After completion your property lawyer will submit the STL application to the Inland Revenue and - as long as they have the money - discharge any Stamp Duty liability on your behalf.