My husband and I are planning to buy a 3 bedroom apartment in Llangollen with a mortgage. We have a Llangollen conveyancer, however the lender advise she’s not on their "panel". It appears that we have no choice but to appoint one of the bank panel conveyancing practices or keep our Llangollen lawyer as well as pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Llangollen conveyancing solicitor to apply to be on the conveyancing panel.
Can I use your services to locate a Conveyancing solicitor in Llangollen even where I’m not buying or selling a house, for example where I intend to buy a shop in Llangollen with a loan from TSB?
The service is predominantly used to help choose domestic conveyancing solicitors in Llangollen but we have set out towards the end of this page a selection of Llangollen commercial conveyancing firms. You should enquire with the solicitors directly to check if they are also authorised to represent TSB
My property lawyer in Llangollen is not on the Lloyds TSB Bank Approved Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Lloyds TSB Bank panel?
Your options are as follows:
- Carry on with your existing Llangollen lawyers but Lloyds TSB Bank will need to use a conveyancer on their panel. This will result in additional overall conveyancing charges as well as cause frustration.
- Choose an alternative practitioner to to deal with the conveyancing, not forgetting to check they are Lloyds TSB Bank approved.
- Persuade your Lloyds TSB Bank solicitor to seek to join the Lloyds TSB Bank panel
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Llangollen is where the house is located. Can you shed any light on this issue?
Flying freeholds in Llangollen are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llangollen you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llangollen may ascertain 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.
Developers have put forward a conveyancing practitioner and I've obtained an estimate from them. They are nearly two hundred pounds cheaper than my local Llangollen conveyancer. Should I use them?
Builders often have lists of conveyancers who expedite matters and who know the developer’s contract and lawyer. As many developers offer an inducement to select their approved conveyancer for this reason, any increased fees can be avoided and a developer won't suggest a conveyancing factory and run the risk of having the transaction stall when they need an exchange within a tight deadline. A counter-argument for not opting for the recommended property lawyer is that they may prove unwilling to 'push' your interests for fear of upsetting the sellers. If you worry that this may be the situation you should stick with your high street Llangollen solicitor.