I am obtaining a offer of a home loan from Lloyds. I hope to use a Licensed Conveyancer in Cilfynydd. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

It is is a decade since I purchased my property in Cilfynydd. Conveyancing solicitors have now been appointed on the sale but I am unable to find the title deeds. Will this cause complications?

Don’t worry too much. First the deeds may be with the lender or they could be in the possession of the lawyers who handled the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Cilfynydd relates to registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.

The formalities of my remortgage has taken place for my property in Cilfynydd. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

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 sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

My offer was accepted on a property in Cilfynydd on 14/7/2025, valuation was booked five days later, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Can the lender hold off the offer?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

UBS have agreed my mortgage in principle, my offer on a apartment in Cilfynydd has been agreed to, now what?

Your estate agent will want to know who your solicitors are (be sure the solicitors are on the bank’s panel). Call up UBS or the broker and finish off any appropriate paperwork. UBS will sellect a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. UBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Cilfynydd.

I am buying a new build flat in Cilfynydd. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Cilfynydd

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.

What can I do to discover who owns a property in Cilfynydd?

Provided the property is registered with HM Land Registry, and you have the details of the location of the premises, you should be able to see details from the the Land Registry of the recorded owner for a fee.