My best friend’s uncle is a property lawyer. I am hopeful that I will receive mate’s fee for conveyancing, However if that does not come materialise, what kind of fees should I be paying for conveyancing in Pantymwyn?

It’s sensible to request two or three conveyancing quotes. Make use of our comparison tool on this page. Whilst fees do vary but service levels do are distinct between solicitors as is true with most professions.

I am assisting my step-mother sell her flat in Pantymwyn. Does the solicitor arrange the energy performance certificate or do I organise this?

Following the demise of Home Packs, EPC’s was left as a mandatory element of selling a house. An EPC should be commissioned before the property is put on the market. This is not as aspect of the sale process that lawyers normally arrange. Where you are using a Pantymwyn conveyancing solicitor they might be willing to arrange EPC’s due to their relationships with long established Pantymwyn providers

The mortgage over my property is with Kent Reliance for my property in Pantymwyn. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?

You must advise Kent Reliance prior to renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pantymwyn solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 Pantymwyn 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.

I'm purchasing a new build house in Pantymwyn with a mortgage from TSB. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent told me not reveal to my solicitor about the extras as it could jeopardize my loan 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.

How simple is it to use the search app to locate a conveyancing lawyer in Pantymwyn on the panel for my mortgage?

Step one is to choose a bank such as Halifax, Skipton Building Society or Alliance & Leicester then specify your preferred area a common one being Pantymwyn. Conveyancing practices in Pantymwyn and further afield will then be shown.

I am using a search engine for the term conveyancing in Pantymwyn it shows results of many solicitorsin the area. How do I determine which is the right conveyancing solicitor for the sale of my house?

The best way of finding the right conveyancer is through a personal referral, so enquire of friends and those you trust who have bought a property in Pantymwyn or the respected estate agent or financial adviser. Fees for conveyancing in Pantymwyn vary, so it's advisable to obtain a minimum of four costs illustrations from different law firms. Be sure to obtain confirmation that the fees are fixed.