Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Porthcawl. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 8/2/2025, the requirements read as follows :
We are getting the release of further monies on our mortgage from Nottingham as we intend to conduct a loft conversion to our house in Porthcawl. Are we obliged to appoint a bricks and mortar Porthcawl solicitor on the Nottingham conveyancing panel to handle the legals?
Nottingham do not ordinarily appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.
Completion of my remortgage has taken place for my property in Porthcawl. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
About to purchase maisonette in Porthcawl. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Porthcawl lawyer is on the RBS conveyancing panel.
About to purchase a new build flat in Porthcawl. Conveyancing is necessary evil 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.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Porthcawl
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
What are the common defects that you come across in leases for Porthcawl properties?
There is nothing unique about leasehold conveyancing in Porthcawl. All leases are individual and drafting errors can sometimes mean that certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations A provision to repair to or maintain parts of the building
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, The Royal Bank of Scotland, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.
Leasehold Conveyancing in Porthcawl - A selection of Queries before buying
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On the whole the outlay for major works are not incorporated into the maintenance charges, although a few managing agents in Porthcawl ask tenants to pay into a sinking fund created for the specific purpose of establishing a fund for larger works. Are there any major works on the horizon that will increase the service fees? Plenty Porthcawl leasehold flats will have a service bill for the upkeep of the building levied by the landlord. Should you buy the property you will have to pay this contribution, usually in instalments throughout the year. This can be anything from several hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay yearly, this is usually not a large sum, say around £50-£100 but you need to check as occasionally it can be surprisingly expensive.
Is there a difference between surveying and conveyancing in Porthcawl?
Conveyancing - in Porthcawl or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to remedy the problems prior to you move in.