Find a Old Colwyn Conveyancing Solictior on Your Lender’s Panel

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

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

Recently asked questions about conveyancing in Old Colwyn

I am in the process of selling my house in Old Colwyn and the EA has just e-mailed to warn that the purchasers are appointing a new law firm. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. Why would a major mortgage company only engage with certain solicitors rather the firm that they want to select for their conveyancing in Old Colwyn ?

Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lending institutions point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

I am acquiring a house for cash in Old Colwyn. I have resided for the last dozen years in Old Colwyn. Conveyancing searches are a lot of money. As I have knowledge of the area and road very well must I have all the conveyancing searches?

In the absence of a mortgage, then all but one or two of the Old Colwyn conveyancing searches are optional. Your lawyer will try and steer you, no-doubt strongly, that you should have searches completed, but he is duty bound to take that path of advice. Do bear in mind; if you are likely to dispose of the house in the future, it could be of interest to your future purchaser what the searches contain. There are plenty of instances where houses with apparent issues can still show up unfavourable search results. A competent conveyancing solicitor in Old Colwyn should provide you some practical advice concerning this.

We wanted to use a property lawyer in Old Colwyn for our house move. Our broker informed us that our mortgage lenders Santander won't deal with them. Why is this not regarded as unfair competition?

Banks in the main restrict either the category or the amount of conveyancing practices on their member panel. A common example of such restriction(s) being that a firm must have two or more partners. As well as restricting the type of firm, a few banks have limited the amount of firms they allow to act for them. Be aware that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are mixed opinions concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Old Colwyn only perform very few conveyances a year.

Given that I will soon part with over three hundred thousand on a house in Old Colwyn I wish to have a conversation with the lawyer regarding theconveyancing ahead of appointing the firm. Can this be arranged?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Old Colwyn.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Old Colwyn should be the figure that you end up paying.

We're new on the property ladder - had an offer accepted, but the agent informed us that the seller will only issue a contract if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Old Colwyn

It is highly unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Old Colwyn conveyancing firm - as opposed tothose that will give the estate agent a kickback or hit his conveyancing figures set by senior management.

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