Selling a home isn’t just about accepting an offer; it’s a legal journey filled with contracts, deadlines, and constant communication. Without the right support, it can quickly feel overwhelming. That’s why understanding what your solicitor does at every stage helps you stay informed and confident throughout the process. 

With professional guidance, you can move through each phase feeling reassured that your sale is in safe hands. Keep reading to see how your solicitor guides you through each step of the sale with care and clarity.

Understanding the role of your conveyancing solicitor

Your conveyancing solicitor handles all the legal work that turns an accepted offer into a completed sale. From verifying your property’s title to preparing contracts, they make sure every legal detail is accurate and every requirement is met. 

Experienced conveyancing solicitors, such as those working with SAM Conveyancing, act as your trusted legal partner by coordinating with the buyer’s solicitor, estate agent, and lender so your sale moves forward smoothly and without unnecessary stress.

Preparing and issuing the draft contract

Once an offer is accepted, your solicitor gathers essential documents like the property title deeds, identity verification, and details of any outstanding mortgage. Using this information, they will prepare the draft contract that sets out the agreed price, property boundaries, and any included fixtures or fittings. 

This draft is sent to the buyer’s solicitor for review. If any concerns arise, such as questions about access rights or shared responsibilities, your solicitor will help clarify them quickly so progress is not delayed. Their role at this point is to make sure the terms protect your interests and that the sale remains on track.

Responding to enquiries and managing searches

After reviewing the contract, the buyer’s solicitor will raise enquiries, which are questions about the property’s condition, history, or legal standing. Your solicitor will guide you through these, helping provide accurate responses and ensuring you understand any implications. 

They will also review the buyer’s search results to confirm there are no legal issues that could affect the sale. During this phase, consistent communication is key. A good solicitor keeps you informed so you always know what is happening and what is needed from you next.

Exchanging contracts and finalising the agreement

Once all enquiries are resolved and both parties are satisfied, the transaction moves to the exchange of contracts. This is when your sale becomes legally binding. Your solicitor will confirm that the contracts are identical, arrange for signatures, and agree on a completion date. 

Before exchange, they will ensure any mortgage redemption figures are in place and that all outstanding requirements have been met. When contracts are exchanged, both sides are committed to completing the sale, giving you certainty and peace of mind.

Completing the sale and handing over the keys

Completion day marks the final handover of ownership. Your solicitor will receive the buyer’s funds, confirm the transaction with the buyer’s solicitor, and authorise your estate agent to release the keys. 

They will also handle repayment of any mortgage and deduct legal fees before transferring the balance to your account. Finally, they will ensure the property title is legally transferred to the new owner and that all official records are updated correctly.

How your solicitor supports you even after completion

Even once the sale is complete, your solicitor’s support does not stop there. They will follow up with confirmation that your mortgage has been discharged and help with any remaining legal paperwork.

 If post-completion questions arise, such as final bills or documentation requests, they will be on hand to offer clear guidance. Having this continuity of support helps ensure the process ends as smoothly as it began.

Selling with confidence and clarity

Selling property can feel complex, but when you understand what to expect from your solicitor, the process becomes far easier to manage. Each stage, from preparing contracts to completion, is handled with precision and care to protect your interests. 

With experienced professionals guiding you, you will move through your sale confidently, knowing that every detail has been managed with expertise and integrity. 

BUSINESS rates fears in west Wales reached the Senedd this week after Samuel Kurtz MS warned that hospitality and tourism firms could face “irreversible damage” unless ministers rethink the approach to the 2026 revaluation.

During First Minister’s Questions on Tuesday (Jan 20), the Conservative MS said he and Preseli Pembrokeshire MS Paul Davies would be hosting a business briefing for “over 100 businesses from across west Wales” who were “worried, frustrated and angry” about looming increases.

He told the Senedd one local hotel faced its rates bill rising from “£10,000 to £33,000” — an increase of “230 per cent” — and urged the First Minister to “change course on this immediately, before irreversible damage is done to the hospitality sector”.

The intervention is the clearest sign yet that concern over steep projected increases — particularly among hotels, pubs, restaurants and visitor attractions — is turning into an organised campaign, with businesses swapping draft figures and warning of closures and job losses if the biggest rises go ahead.

Responding, First Minister Eluned Morgan defended the Welsh Government’s record of support for the sector.

She said: “It is wrong to claim that we have not supported hospitality. We have spent over £1 billion since 2020 on business rate support for retail, leisure and hospitality.”

She added: “After April, at least half of pubs will get help with rates and a quarter will pay no rates at all.”

The First Minister also signalled that she could not commit to matching decisions made in England until the Welsh Government had full detail of what was being offered there and what funding consequentials might follow for Wales.

Pembrokeshire concerns fed into wider backlash

In Pembrokeshire, the issue first gained traction after county councillor Huw Murphy raised alarm about the scale of increases some firms were seeing in draft figures ahead of April 2026.

Since then, local businesses have reported proposed rises well into three figures in percentage terms — often in areas where footfall and seasonal trade are already fragile — with owners warning that higher overheads will squeeze budgets for staffing, maintenance and investment.

While some premises are expected to benefit from reductions, the sharpest increases appear concentrated in parts of the visitor economy, where rateable values can rise quickly in line with market evidence and local demand.

Mr Kurtz’s briefing is expected to focus on how the new figures are calculated, what scope there is for appeals, and what further relief—if any—might be needed for firms facing the largest jumps.

With attendance already said to be over 100, the meeting is also likely to act as a barometer of how far concern has spread across west Wales—and whether pressure will build on ministers to revisit support for hospitality, leisure and tourism businesses ahead of April.

The online event, taking place on Monday 26 January 2026 at 10:30am, will bring together key organisations involved in business rates and the local economy, including the Valuation Office Agency (VOA), UK Hospitality, the British Beer & Pub Association (BBPA), PASC, Welsh Government and Pembrokeshire County Council (PCC).

The forum is designed to help businesses better understand how business rates are calculated, how recent changes to rateable values may affect their bills, what reliefs may be available, and how to check and challenge valuations where appropriate.

For many firms, the rates issue is landing alongside wider cost pressures, with business groups warning that even a small number of forced closures could ripple outward—reducing local employment, weakening town centres and undermining the rural tourism offer.

Commenting on the strong response, Samuel Kurtz MS said: “The fact that more than 100 businesses have signed up shows just how much concern there is locally about business rates. By bringing together the VOA, industry bodies and the local authority, businesses will be able to get clear, reliable information directly from those involved in the system.”

Businesses from across retail, hospitality, services and the rural economy have registered, highlighting the wide-ranging impact of business rates on the local area.

“Too many businesses only discover there is an issue when their bill arrives,” Samuel Kurtz MS added. “This forum is about helping businesses check their rateable value early, understand what support is available, and take action if something does not look right.”

Paul Davies MS said: “Business rates continue to place real pressure on shops, pubs, hospitality venues, tourism businesses and small employers across Pembrokeshire and the wider region. This online forum is a practical step to help businesses better understand the system and ensure they are not paying more than they should. It also underlines the importance of reforming business rates so they are fair, transparent and do not hold back local growth.”

What is the 2026 revaluation?

NON-domestic rates are calculated using a property’s “rateable value”, which is reassessed periodically in a revaluation.

The new values linked to the 2026 revaluation are due to take effect from April 2026, meaning some businesses will see bills rise while others fall.

If a business believes its valuation is inaccurate, it can challenge it through the Valuation Office Agency process, but firms are being urged to act early and gather evidence—such as comparable rents, trading impacts and property details—before formal deadlines.

Reliefs can also apply, including small business relief and sector-specific support, depending on the size and type of premises.

A call to convert a former guest house in Haverfordwest’s conservation area to flats has been given the go-ahead by county planners.

In an application to Pembrokeshire County Council, Mr J Wandrum, through agent Ian Bartlett Planning and Architectural Services, sought a change of use of the nine-bed Normandie House guest house, 1 Merlin’s Hill, to four flats.

A supporting statement said planning permission for a change of use had previously been granted back in 2015 but was never implemented, the existing use continuing.

It added: “The submitted application seeks consent for the change of use of the building from a nine-bedroom guest house to create four self-contained flats (three two-bed flats and one one-bed). The conversion does not require any extension or significant external alteration of the building.

“The overall impact of the scheme upon residential amenity of neighbouring properties would be no greater than the former guest house use and in discussions with immediate neighbours the applicant has informed that this proposal is welcomed by them. No matters related to protected species are envisaged and no work that might affect any habitat is proposed.”

It went on to say there were no surface water drainage issues related to this proposal as there is no change to the amount of surface water to be disposed of.

“Mains foul drainage is connected, and it is considered that there will be a reduction in the foul flows generated from the site when judged against the guest house use.”

The application was conditionally approved by planning officers under delegated powers, the approval saying: “This application has been screened in accordance with Natural Resources Wales’ interim advice for planning applications within the river Special Areas of Conservation (SACs) catchments. It is considered that this development is unlikely to increase phosphate inputs.”