Last September we completed a house move in Pontypridd. We have since encountered a number of problems with the house which we suspect were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Pontypridd?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Pontypridd. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner completes a form known as a Seller’s Property Information Form. answers is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pontypridd.

We see that you have a search directory listing solicitors on the UBS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Pontypridd?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pontypridd.

A colleague advised me that in purchasing a property in Pontypridd there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of anumerous of properties in Pontypridd which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Pontypridd should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I recently had an offer agreed on a house in Pontypridd. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Shortly after, the lawyer contacted me sheepishly admitting that they were not on the Kent Reliance 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 Kent Reliance 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.

Intending to buy a apartment in Pontypridd. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pontypridd conveyancer is on the UBS conveyancing panel.

My husband and I are FTB’s - had an offer accepted, yet the agent has warned us that the vendor will only move forward if we appoint the agent's chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Pontypridd

We suspect that the owner is not behind this request. Should the owner desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your own,trusted Pontypridd conveyancing solicitors - as opposed tothose that will provide their estate agent a introducer fee or meet his conveyancing targets demanded by HQ.

How do I search for a Pontypridd conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to twentymiles to attend the lawyer.

You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Pontypridd and you will see a number of lawyer located nearest Pontypridd. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.