We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather use a Pontyclun based conveyancing firm?

You should check but the chances are that appoint one of their panel conveyancers if you accept the "fee-free" offer. Call the bank and see if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Pontyclun.

My bid for a property was accepted at auction in Pontyclun. Conveyancing is needed. What is next?

Given that you are now exchanged you must find a conveyancing lawyer as a matter of urgency as you are facing a fast approaching a drop dead date to complete the transaction. An auction property should have a corresponding legal set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should give this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.

I currently have a mortgage with for my property in Pontyclun. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval prior to renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 directly. It should not be necessary to do this via a conveyancing panel firm.

The formalities of my purchase has taken place for my property in Pontyclun. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

How does conveyancing in Pontyclun differ for new build properties?

Most buyers of new build or newly converted property in Pontyclun come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Pontyclun usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Pontyclun or who has acted in the same development.

I need to instruct a conveyancing practitioner in Pontyclun for my remortgage. Is it possible to see a solicitor's record with the legal regulator?

One may read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.

I happen to be an executor of my recently deceased parent's Will, with a bungalow in Pontyclun which will be sold. The bungalow has never been registered at the Land Registry and I'm told that many purchasers will insist that it is completed before they'll proceed. What's the mechanism for this?

In the circumstances you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.