We are planning to move house in December. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Pontardawe. Conveyancing solicitor was found before I stumbled across this website.

On the day of completion you will need to collect the house keys from your estate agent but this can only happen after the sellers lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in choosing a conveyancing in Pontardawe or a lawyer that specialises in conveyancing in Pontardawe.

I recently had an offer agreed on a house in Pontardawe. My financial adviser suggested a property lawyer. I paid an advanced payment of £200. A few days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Pontardawe solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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 used Wolstenholmes a few years past for my conveyancing in Pontardawe. I now require my papers but the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Pontardawe of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Should I be concerned by brokers that I am dealing with are encouraging me to use a national conveyancing firm rather than a local Pontardawe conveyancing firm?

As with many service providers, often input from connections can be very helpful. Yet there are numerous parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and banks might all suggest lawyers to choose. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the recommendation. You have the right to choose your own lawyer. However, bear in mind that the majority of lenders specify a panel list of lawyers you must use for the mortgage related work in your home move.

In my capacity as executor for the will of my grandfather I am selling a house in Monmouth but live in Pontardawe. My conveyancer (approximately 300 miles awayhas requested that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Pontardawe who can witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Pontardawe

I would like to rent out my leasehold flat in Pontardawe. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

The lease governs the relationship between the freeholder and you the leaseholder; specifically, it will say if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Pontardawe do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

Pontardawe Leasehold Conveyancing - A selection of Queries Prior to buying

Many Pontardawe leasehold apartments will have a service charge for maintenance of the building set on behalf of the landlord. If you acquire the apartment you will have to pay this liability, normally quarterly accross the year. This may be anything from several hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a ground rent for you to pay annual, this is usually not a large figure, say around £25-£75 but you should to check it because occasionally it could be many hundreds of pounds. Are any of leasehold owners in dispute over their service charge liability? What restrictions are contained in the Pontardawe Lease?