The formalities of my remortgage has taken place for my property in Dyffryn Ardudwy. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services 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 with full details of your complaint.

My offer was accepted on a house in Dyffryn Ardudwy on 21/10/2025, valuation was booked five days after, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Can the lender hold off the offer?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Dyffryn Ardudwy solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dyffryn Ardudwy postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Dyffryn Ardudwy.

I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Dyffryn Ardudwy for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dyffryn Ardudwy conveyancing specialists.

I am looking to sell my house. My past solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Dyffryn Ardudwy if that affects matters.

Do use our search tool to help you find a solicitor for your conveyancing in Dyffryn Ardudwy. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

In scouring the web for the words on line conveyancing in Dyffryn Ardudwy it shows results of numerous solicitorslocally. How do I determine which is the suitable solicitor for my move?

The preferential method of finding a suitable conveyancer is via trusted referral, so seek the counsel of colleagues and those you trust who have bought a property in Dyffryn Ardudwy or the respected estate agent or financial adviser. Fees for conveyancing in Dyffryn Ardudwy differ, so it's sensible to request at least three fee calculations from different conveyancers. Be sure to secure confirmation that the charges are assured not to to be inflated.

I’m about to sell my ground floor flat in Dyffryn Ardudwy. Conveyancing lawyers have not yet been instructed, however I have just had a quarterly service charge demand – Do I pay up?

It best that you clear the invoice as normal given that all rents and maintenance charges will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies 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. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a ground floor flat in Dyffryn Ardudwy, conveyancing was carried out 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Dyffryn Ardudwy with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2091

You have 66 years remaining on your lease we estimate the premium for your lease extension to span between £12,400 and £14,200 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.