Find a Llanrumney Conveyancing Solictior on Your Lender’s Panel

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

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

Recently asked questions about conveyancing in Llanrumney

Me and my fiance are hoping to purchase a 3 bedroom flat in Llanrumney with a mortgage. We have a Llanrumney solicitor, but the mortgage company says she’s not on their "panel". It appears that we have no choice but to use one of the bank panel conveyancing practices or keep our Llanrumney property lawyer and pay for one of their panel ones to act for them. This seems very unfair; can we not require that the mortgage company use our Llanrumney property lawyer ?

No, not really. Your mortgage offer 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. Another option that might be available is for your Llanrumney conveyancing solicitor to apply to be on the conveyancing panel.

My property lawyer in Llanrumney has never been on on the Norwich and Peterborough Building Society Approved Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are not on the Norwich and Peterborough Building Society approved list?

Your options are as follows:

  1. Complete the purchase with your existing Llanrumney lawyers but Norwich and Peterborough Building Society will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall legal charges and cause delays.
  2. Get a new practitioner to act in the purchase, not forgetting to check they are Convince your conveyancer to use their best endeavours to join the Norwich and Peterborough Building Society conveyancing panel

My bid for a property was accepted at auction in Llanrumney. Conveyancing is required. What are my next steps?

Now that you have legally committed yourself to purchase you will need to appoint a conveyancing solicitor as a matter of priority as you are facing a fast approaching deadline in which to complete the property. Every auction property will have a bespoke auction pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.

We previously instructed solicitors located in Llanrumney on the HSBC solicitor approved list. They have just invoiced me an additional charge for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. The fee is not set by HSBC but by your Llanrumney conveyancing practitioner. Plenty of firms on the HSBC panel will levy an ‘acting for lender’ fee and others do not.

I have decided to exercise my right to buy my property in Llanrumney off the council. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

Various web forums that I have come across warn that are the primary cause of delay in Llanrumney conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Llanrumney.

I'm buying my first flat in Llanrumney with the aid of help to buy. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my lawyer about the deal as it would jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

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