My husband and I are getting closer to an exchange on a house in Tal y bont and my parents have transferred the 10% deposit to my conveyancer. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my lender. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
The conveyancing practitioner is obliged to clarify with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
We're in Tal y bont, First timers purchasing with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Two weeks ago we had a mortgage agreed in principle with Aldermore. Tal y bont conveyancing practitioners are selected. What is the average time that one could expect to receive a mortgage offer from Aldermore?
There is no definitive answer here. Have Aldermore completed the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We were going to get a OIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Tal y bont solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Tal y bont solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
My offer was accepted on an apartment in Tal y bont on 27/6/2025, valuation was booked five days later, all came back fine. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will our conveyancer be making enquiries concerning flooding during the conveyancing in Tal y bont.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Tal y bont. Some people will purchase a property in Tal y bont, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a various checks that can be undertaken by the buyer or by their lawyers which can figure out the risks in Tal y bont. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to determine whether the property has ever been flooded. In the event that the property has been flooded in past which is not notified by the owner, then a purchaser could issue a compensation claim as a result of such an misleading answer. A purchaser’s solicitors will also order an enviro report. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be carried out.
How does conveyancing in Tal y bont differ for new build properties?
Most buyers of new build property in Tal y bont contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Tal y bont typically buy the real estate, 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 property lawyers 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 Tal y bont or who has acted in the same development.