My partner and I are hoping to buy a property in Penarth and are in fact using a Penarth conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Accord Mortgages Ltd have this morning contacted us to advise us that there is now an issue as our Penarth solicitor is not on their approved list of lawyers. Please explain?

Where you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Penarth lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

I am about to put an offer on a leasehold flat in Penarth. The estate agents advise that it is usual for flats in Penarth to have less than 75 years left on the lease. I am expecting a mortgage with Tesco Bank. Is this going to be acceptable if the lease has 70 years to go.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 23/8/2025 the requirements read as follows :

My stepmother informed me that in purchasing a property in Penarth there could be a number of restrictions preventing external changes to the property. Is this right?

We are aware of a number of properties in Penarth which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Penarth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

How can we tell if a Penarth conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Penarth getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your transaction.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a Penarth property lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who did the conveyancing in Penarth 10 years ago are no longer around. What are my options?

Nowadays there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the suitable documentation so you may buy or dispose of your property without a hitch. If copies are not available, your lawyer can put in place insurance or indemnities against possible claims on your premises.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Penarth is where the house is located. Can you shed any light on this issue?

Flying freeholds in Penarth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penarth you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penarth 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 residence.