Having been suggested to visit your organisation we were going to appoint conveyancing solicitor in Pontarddulais found on your site but stumbled across alternative quotes via the web appear less expensive – how come?

There are plenty of solicitors promoting supposedly £99 conveyancing, unfortunately it’s common in such cases for extracosts result in the completion fee markedly uplifted. According to the Legal Ombudsman costs set out in terms of engagement should be equitable invoiced The solicitors that we list for conveyancing in Pontarddulais clearly state all legal fees for a domestic conveyancing transaction.

Can the conveyancing lawyers listed on your site carry out attended exchange conveyancing in Pontarddulais?

We do have a number of conveyancing experts carrying out attended exchanges. You should call us to obtain a costs illustration and details as to availability.

I own a freehold house in Pontarddulais but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Pontarddulais and has limited impact for conveyancing in Pontarddulais but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

Me and my brother purchased a terraced Victorian property in Pontarddulais. Conveyancing lawyer acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pontarddulais and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing solicitor who completed the work.

I'm purchasing a new build house in Pontarddulais with a mortgage from National Westminster Bank. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my lawyer about this extras as it may affect my loan with National Westminster Bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.