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Find a Adamsdown Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Adamsdown? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Adamsdown transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Adamsdown conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Adamsdown

What happens if my lawyer’s firm is removed from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Adamsdown?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

This question may be naive but I am new to the home buying as a first time purchaser of a two bedroom flat in Adamsdown. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Adamsdown?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's conveyancers, and once they have received this, you should be able to receive the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.

I am currently in the process of buying my council flat in Adamsdown. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

The formalities of my remortgage has taken place for my property in Adamsdown. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am downsizing from our property in Adamsdown and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Adamsdown. We have lived in Adamsdown for 4 years we know of no issue. Should we contact our local Authority to get clarification need.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Are there restrictive covenants that are commonly identified during conveyancing in Adamsdown?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Adamsdown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Adamsdown is where the house is located. What do you suggest?

Flying freeholds in Adamsdown are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Adamsdown you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Adamsdown may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

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Find out more about how flying freehold can affect your the value of a property.