We are purchasing a 1 bedroom flat in Tal y bont with a mortgage. We like our Tal y bont solicitor, but the mortgage company advise he's not on their "panel". It seems we have no choice but to appoint one of the mortgage company panel conveyancing practices or retain our Tal y bont lawyer as well as pay for one of their panel lawyers to act for them. We regard this is unjust; can we not insist that the mortgage company use our Tal y bont property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Tal y bont conveyancing solicitor to apply to be on the conveyancing panel.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Tal y bont?

There are many registered licenced Conveyancers in Tal y bont and Solicitor firms in Tal y bont offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal aspects of the home buying process. The two can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am aiming to move home in February. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Tal y bont. Conveyancing firm was found before I stumbled across your page.

On the afternoon of completion you can pick up the keys from the property agent however this should only be done after the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you will need to tell the removal men that you are ready to move in. We do not recommend a specific removal organisation but can help you choose a conveyancing in Tal y bont or a solicitor that specialises in conveyancing in Tal y bont.

My offer was accepted on a house in Tal y bont on 13/12/2024, valuation was booked five days after, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?

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

My business partner and I are hoping to lease a unit on the high street. Can you recommend conveyancers offering fixed charges for non-domestic conveyancing in Tal y bont for less than £1,200?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Tal y bont, including the disposal and purchase of businesses as well as simply property. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can find you the right firm. As for the fees these will vary based on the structure and complexity of the deal. Please provide us with your contact information or email us so that we can provide you with a fixed commercial conveyancing calculation.

I am 17 days into a residential purchase having been directed to solicitors by the local agent to execute conveyancing in Tal y bont. We are not happy. Could you you assist me in finding new solicitors?

They would need to be really bad in order to consider replacing them. Has your mortgage offer been issued? In the event that it has you need to inform them of the new contact details and get the loan are re-issued. Your conveyancer needs to be on the mortgage company approved list to avoid supplemental charges and frustration. That should be your first question of the new lawyers. The search tool will assist you in finding a lender approved lawyer for your conveyancing in Tal y bont

My wife and I soon to exchange buying a property in Tal y bont but as a result of damage from the recent storms I have agreed reparation from the owner of £2k by way of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet the mortgage company will not agree to this. Why were they informed?

Your conveyancing practitioner listed on the lender conveyancing panel is obliged to inform the bank of any amendments to the purchase figure. In the event that you were to refuse your property lawyer to notify the price change to your lender then they would need to refrain from representing you and the lender.