As someone unfamiliar with the Pontarddulais conveyancing process what is the number one tip you can give me concerning the ownership transfer in Pontarddulais

You may not hear this from too many lawyers but conveyancing in Pontarddulais and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and even potentially a mortgage company. Choosing a lawyer for your conveyancing in Pontarddulais an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to look after your best interests and to keep you safe.

Every so often a potential adversary will attempt to persuade you that you should follow their advice. As an example, the estate agent may claim to be assisting by suggesting your lawyer is slow. Or your mortgage broker may advise you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

My stepmother pointed out to me me that in purchasing a property in Pontarddulais there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

We are aware of a number of properties in Pontarddulais which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Pontarddulais should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

is it true that all Pontarddulais solicitor practices on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.

I can not work out if my mortgage offer requires a lease extension. I have called my Pontarddulais bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Pontarddulais conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.

The solicitor has to follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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.

The estate agent has sent us the confirmation of our purchase of a new build flat in Pontarddulais. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pontarddulais

There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I decided to have a survey completed on a property in Pontarddulais in advance of instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks will refuse to grant a mortgage on such a house.

It varies from the lender to lender. Lloyds has different requirements from Halifax. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Pontarddulais. Conveyancing will be smoother if you use a solicitor in Pontarddulais especially if they are familiar with such properties in Pontarddulais.

I was recommended by a couple of local property agents in Pontarddulais to get a quote from a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to offer your services rather than alternative conveyancing organisations?

We refuse to make any commission for directing people in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.