I am hoping to receive a offer of a home loan from Halifax. I would like to employ the services of a Licensed Conveyancer in Brecon. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My partner and I are refinancing our apartment in Brecon with Yorkshire BS. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire BS. This is solely used to protect Yorkshire BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My brother-in-law has suggested I instruct a conveyancing solicitor in Brecon. I I am struggling to find out whether they are accepted on the Coventry Building Society approved list of lawyers. Can you help?
You should call your solicitor and enquire whether they are on the lender panel. Otherwise you can call Coventry Building Society who may be able to assist.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Brecon?
There are two types of lawyers who can carry out conveyancing in Brecon namely licenced conveyancers or solicitors. Both professionals handle the legal services that required to complete the disposal or purchase of property. Both are duty bound to conduct Brecon conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally administered and that the necessary procedures will be accurately attended to.
Does a directory service exist listing RBS panel solicitors in Brecon on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public over the internet. Where you are looking for a Brecon lawyer on the RBS please use our facility.
My offer was accepted on a house in Brecon on 20/6/2025, valuation was booked five days later, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Are Virgin Money entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should I be wary about third parties that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Brecon conveyancing firm?
As with lots of service providers, often recommendations from connections can be most helpful. But there are many players in a conveyancing matter; estate agents, mortgage brokers and banks may put forward conveyancers to use. On occasion these solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the recommendation. You are at liberty to appoint your preferred conveyancer. However, bear in mind that many banks specify a panel list of law firms you must use for the lender aspect of your home move.