We selected a high street solicitor for my conveyancing in Pontypridd last week. After carefully reading the terms of engagement I noteI am on the hook for costs even if our purchase doesn't happen. Would I be best advised to appoint a web based conveyancing company offering no completion no cost conveyancing in Pontypridd?

It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to counteract the transactions that do not proceed. Dont forget that these promotions rarely cover outlay by way of example Pontypridd conveyancing search charges.

Is it the case that all Pontypridd CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?

A selection of banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

I have decided to exercise my right to buy my property in Pontypridd off the council. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

I was told four weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Pontypridd is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.

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 Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am downsizing from our house in Pontypridd and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Pontypridd lawyer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing firm rather than a conveyancing solicitor in Pontypridd. We have lived in Pontypridd for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I'm purchasing a new build house in Pontypridd with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not reveal to my solicitor about this extras as it would affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am soon to complete buying a house in Pontypridd but as a result of wreckage from the recent storms I have negotiated reparation from the owner of £3k in the form of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process but the mortgage company will not permit this. Should they have been informed?

Any lawyer listed on the bank approved list is required to disclose to the bank of any changes to the purchase figure. If you did not allow your conveyancing practitioner to report the reduction to your bank then they would have to refrain from acting for you and the bank.