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Find a Ebbw Vale Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Ebbw Vale

My wife and I are planning to purchase a flat in Ebbw Vale and are in fact using a Ebbw Vale conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Yorkshire Building Society have this evening contacted us to advise us that they have now hit a problem as our Ebbw Vale solicitor is not on their approved list of lawyers. What do we do from here?

If you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Ebbw Vale lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

My property lawyer in Ebbw Vale has never been on on the Lloyds TSB Bank Solicitor Panel. Is it possible for me to use my family solicitor even though they are not on the Lloyds TSB Bank panel?

Your options are as follows:

  1. Carry on with your preferred Ebbw Vale lawyers but Lloyds TSB Bank will need to retain a solicitor on their panel. This will inevitably rack up the total legal charges and cause delays.
  2. Find a new practitioner to to deal with the conveyancing, remembering to check they are on the Lloyds TSB Bank panel

Forgive me if this question is silly but I am unseasoned as a first time buyer of a two bedroom flat in Ebbw Vale. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Ebbw Vale?

On the day of completion you do not need to go to the conveyancers office in Ebbw Vale. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and once they have received this, you should be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

Are all Ebbw Vale Conveyancing Quality Solicitors on the HSBC conveyancing panel?

It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

Is there a list of Skipton panel conveyancers in Ebbw Vale on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings available on the web. Where you are seeking to appoint a Ebbw Vale solicitor on the Skipton please make the most of our facility.

I'm purchasing a new build house in Ebbw Vale with a loan from Nottingham Building Society. The developers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my lawyer about the deal as it would put at risk my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Due to the advice of my in-laws I had a survey completed on a house in Ebbw Vale before instructing lawyers. I have been told that there is a flying freehold element to the property. The surveyor advised that some lenders will refuse to issue a loan on this type of property.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ebbw Vale. Conveyancing will be smoother if you use a solicitor in Ebbw Vale especially if they are accustomed to such properties in Ebbw Vale.

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