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Find a Llanishen Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Llanishen

Unfortunately I am unable to travel far from Llanishen. What is the rationale as to why all Llanishen lawyers aren't included on all lender panels?

Before the recession most mortgage companies had an approach to risk which is different than today. The FSA in 2010 conducted a thematic review into fraud which concluded: know the property lawyers on your panel. Accordingly, lenders have since looked to extract more information from law firms about their operations and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have been excluded from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum amount of transactions the lenders insisted on.

Is it the case that all Llanishen solicitor firms on the Clydesdale conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Llanishen conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Kent Reliance has sent the Land Registry the discharge electronically, and
  3. Kent Reliance has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Kent Reliance mortgage has been paid off.

I recently had an offer agreed on a house in Llanishen. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. A few days later, the solicitor called me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Are there restrictive covenants that are commonly identified during conveyancing in Llanishen?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Llanishen. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

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 straight forward, no chain conveyancing. Llanishen is the location of the property. Can you offer any opinion?

Flying freeholds in Llanishen are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanishen you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanishen 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 property.

I have recently placed an offer on an apartment in Llanishen and the estate agent that we are using suggested his conveyancing practitioner. They quoted £1000 including VAT and 3rd party costs. Does this sound reasonable?

You should not rely on a single quote. You should obtain like-for-like quotes for your conveyancing in Llanishen. Then select one that you are comfortable with and crucially, is on the approved list of the mortgage company that you are sourcing your mortgage from.

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