I am helping my mother sell her house in Porthcawl. Will the conveyancer order the EPC or do I organise this?

Following the demise of Home Packs, energy performance certificates was kept a compulsory element of selling a house. An energy performance certificate must be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that conveyancers normally organise. If you are using a Porthcawl conveyancing solicitor they might help arrange EPC’s given their relationships with reputable Porthcawl accredited person

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Porthcawl building society branch on numerous occasions and was told they are content with the situation and they will lend. My Porthcawl conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.

The property lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being difficult. The Porthcawl solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I require fast conveyancing in Porthcawl as I have a deadline to complete within 4 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are are a cash purchaser you are at free not to do searches although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Porthcawl the following are instances of issues that can show up and therefore impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...

I completed on my house on 13 January and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Porthcawl said it will be recorded inside ten days. Are titles in Porthcawl uniquely lengthy to register?

There is nothing unique about conveyancing in Porthcawl registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any interested parties. Currently approximately 80% of such applications are fully addressed within two weeks but occasionally there can be longer delays. Historically registration is effected after the purchaser has moved in to the property therefore an expedited registration is not usually top priority but if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

We're new on the property ladder - had an offer accepted, yet the agent advised that the vendor will only proceed if we appoint their recommended lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Porthcawl

We suspect that the seller is unaware of this ultimatum. Should the seller desire ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your preferred Porthcawl conveyancing solicitors - as opposed tothose that will provide their estate agent a introducer fee or meet his conveyancing targets pre-set by senior management.

I am contemplating instructing an online conveyancing practitioner ahead of a Porthcawl conveyancing practice. Should I ‘stay local’?

There are advantages of being able to visit a local Porthcawl conveyancing solicitor such as

• signing documents same day
• sometimes being able to speak to someone face-to-face can make a huge difference, particularly for non-standard conveyancing
• the ability to complain if things need to addressed

When comparing estimates, look out for hidden extras. The majority decent Porthcawl high street solicitors give an all-inclusive price. Often online companies appear to offer discounted fees, but have burried 'extras' in the small print.