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Find a Penmaenmawr Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Penmaenmawr

My wife and I are planning to acquire a flat in Penmaenmawr and have instructed a Penmaenmawr conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. National Westminster Bank have this evening contacted us to inform me that they have now hit a problem as our Penmaenmawr conveyancer is not on their approved list of lawyers. What do we do from here?

If you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. 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 Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Penmaenmawr solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

What does my ID and proof of funds have anything to do with my conveyancing in Penmaenmawr? Is this really necessary?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identification documents of the potential client they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign should stipulate this. Your lender will also require certain documents to be checked. Where you refuse to provide identification documents, your conveyancer would not be able to act for you.

I have been referred to a conveyancing solicitor in Penmaenmawr. I I am struggling to find out whether they are on the Coventry Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?

You should phone the lawyer and ask them whether they can act for the lender. Otherwise you can call Coventry Building Society who may be able to help.

What will a local search inform me about the property my wife and I purchasing in Penmaenmawr?

Penmaenmawr conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance PSG The local search is essential in every Penmaenmawr conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

Harry (my fiance) and I may need to rent out our Penmaenmawr 1st floor flat temporarily due to a career opportunity. We instructed a Penmaenmawr conveyancing practice in 2001 but they have closed and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?

Notwithstanding that your previous Penmaenmawr conveyancing solicitor is not available you can check your lease to check if you are permitted to let out the apartment. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you must seek consent via your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet without first obtaining consent. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

I purchased a basement flat in Penmaenmawr, conveyancing having been completed 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Penmaenmawr with over 90 years remaining are worth £206,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2088

You have 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

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