We wanted to use a conveyancing solicitor in Abergavenny for our home move. Our financial adviser has since notified us that our mortgage lenders Santander won't deal with them. Why is this not regarded as unfair competition?

Lenders normally imposes restrictions either the category or the amount of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, a few banks have decided to limit the number of solicitor practices they use to represent them. You should note that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are mixed opinions regarding the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Abergavenny only perform very few conveyances a year.

Is there a list of Kent Reliance panel conveyancers in Abergavenny on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings available over the internet. Where you are in need of a Abergavenny property lawyer on the Kent Reliance please use our facility.

My fiancee and I are in the process of viewing apartments in Abergavenny and I am about to put in an offer. Should I already have a lawyer in place at this point? I will be getting a mortgage with Lloyds.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are taking out a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.

At last I have had an offer on a flat in Abergavenny accepted, the vendors do however have a tied purchase. The vendors have offered on a property, but it’s not yet agreed to, and are looking at other flats booked. I have selected a local conveyancing solicitor in Abergavenny. What do I do now? When do I get the mortgage application with Coventry BS going?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Abergavenny conveyancing search charges, etc). The first thing to do is check that your solicitor is on the Coventry BS conveyancing panel. Regarding the subsequent steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a rising market many buyers would apply for a home loan with Coventry BS and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with the conveyancing in Abergavenny.

I completed on my home on 11 September and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Abergavenny said it should be recorded in less than a month. Are properties in Abergavenny particularly slow to register?

As far as conveyancing in Abergavenny is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether there are errors and whether the Land registry must send notices to any interested parties. As of today in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected once the buyer is living at the premises so 'speed' is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.

I am purchasing a new build house in Abergavenny with a loan from Barclays Direct. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my solicitor about the extras as it would jeopardize my loan with the bank. 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.

Is it possible to transfer to a new solicitor as I need to select one who is on the Chelsea Building Society conveyancing panel. I had appointed a family conveyancing solicitor in Abergavenny five minutes from me but he is not approved by Chelsea Building Society

It would be our pleasure to assist you find a conveyancing solicitor in Abergavenny on the Chelsea Building Society panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Abergavenny. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Abergavenny.