We are buying a 1 bedroom flat in Llanbrynmair with a mortgage. We have a Llanbrynmair conveyancer, but the lender advise she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel solicitors or keep our Llanbrynmair conveyancing practitioner and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Llanbrynmair conveyancing lawyer to apply to be on the conveyancing panel.
I am considering applying for a Clydesdale mortgage for purchase of a new build (under development) in Llanbrynmair with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?
In theory, you could use a solicitor that is not on the Clydesdale conveyancing panel, but Clydesdale would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
The deeds to my home are lost. The solicitors who handled the conveyancing in Llanbrynmair 5 years ago are no longer around. What do I do?
Gone are the days when you need to hold title original deeds to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
I was advised by numerous estate agents in Llanbrynmair to find a property lawyer on your site. Is there a financial incentive for Estate Agents to recommend your services ahead of another?
We don’t offer any referral fee for sending work to this site. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am one month into a leasehold purchase having been directed to solicitors by the estate agent to execute conveyancing in Llanbrynmair. We are not happy. Can you help me find new conveyancers?
They would need to be very poor in order to consider replacing them. Has the mortgage offer been sent? If so you must make them aware of the new conveyancer and have the offer are issued to the new lawyers. Your solicitor ideally should be on the mortgage company panel to avoid supplemental expenses and delays. That should be your first question of the new solicitors. The search tool will help you find a lender approved conveyancer for your conveyancing in Llanbrynmair