Can I use your services to find a Conveyancing solicitor in Tal y bont even if I’m not buying or disposing of a house, for instance where I want to buy a shop in Tal y bont with a mortgage from Barclays ?

Our search tool is primarily there to select residential conveyancing solicitors in Tal y bont but we have recorded towards the bottom of this page a few Tal y bont commercial conveyancing firms. You should make contact with the firm directly to see if they are also authorised to represent Barclays

Is it the case that all Tal y bont solicitor practices on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.

My partner and I are in the throws of looking at houses in Tal y bont and I am now considering a potential offer. Should I already have a solicitor appointed at this stage? I will be getting a home loan with Clydesdale.

It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are taking out a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Tal y bont solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

I used Wolstenholmes several years ago for my conveyancing in Tal y bont. Now, I need the documents but the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tal y bont of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My father has suggested that I appoint his conveyancers in Tal y bont. Do I take his guidance?

There are no two ways about it the ideal way to select a conveyancing lawyer is to have guidance from friends or family who have previously instructed the conveyancer that you are contemplating using.

I have just appointed agents to market my garden apartment in Tal y bont. Conveyancing has not commenced, however I have recently had a yearly maintenance charge demand – Do I pay up?

The sensible thing to do is pay the service charge as usual because all rents and service charges will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I purchased a 2 bed flat in Tal y bont, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Tal y bont with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2103

You have 79 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.