Find a Llanelli Conveyancing Solictior on Your Lender’s Panel

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

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

Recently asked questions about conveyancing in Llanelli

I am expecting a mortgage with Nat West. I hope to instruct a Licensed Conveyancer in Llanelli. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

If you had a top tip for selecting a conveyancing solicitor in Llanelli what would it be?

We would encourage you not to go for the lowest Llanelli conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

We had selected conveyancing lawyers locally in Llanelli on the HSBC solicitor panel. They have just invoiced me a supplemental charge for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. The fee is not dictated by HSBC but by your Llanelli conveyancer. Plenty of firms on the HSBC panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being pedantic. The Llanelli solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Llanelli is where the house is located. What do you suggest?

Flying freeholds in Llanelli are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanelli you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanelli may determine 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 premises.

Am I better off to appoint a Llanelli conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can carry out the conveyancing but his firm is located 400miles away.

The benefit of a high street Llanelli conveyancing practice is that you can attend the office to execute documents, present your ID and pester them if necessary. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were happy that should trump using an unknown Llanelli conveyancing solicitor just because they are local.

We are in the process of acquiring a apartment in Llanelli. Could our property lawyer have the amount we are are purchasing for a secret from the likes of Zoopla. How do I ensure this is not revealed?

HM Land Registry are legally required to specify price paid information on a register of the title for residential properties nationwide which includes homes in Llanelli. The register of ownership is a public document, so HM Land Registry would be breaking the law excluded specific properties such as your property in Llanelli.

In essence you can make a request of HM Land Registry to withhold the price paid data but the response would be a No.

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