I am in the process of selling my house in Rhosesmor and the estate agent has just e-mailed to say that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only deal with solicitors on their conveyancing panel. Why would a major lender only engage with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Rhosesmor ?

UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lending institutions blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Rhosesmor?

There are many recorded licenced Conveyancers in Rhosesmor and Solicitor partnerships in Rhosesmor who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We are getting the release of further funds on our mortgage from TSB as we wish to conduct a loft conversion to our home in Rhosesmor. Do we need to select a bricks and mortar Rhosesmor solicitor on the TSB conveyancing panel to handle the paperwork?

TSB do not ordinarily instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.

We have agreed to purchase a house in Rhosesmor. An unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Principality your lawyer must comply with the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Rhosesmor.

I require quick conveyancing in Rhosesmor as I have pressure to complete inside one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a home loan you are at free not to have searches conducted although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Rhosesmor the following are examples of issues that can arise and therefore impact future mortgageability: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...

How do I locate a Rhosesmor law firm on the Bank of Ireland conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the conveyancer.

You can use the tool on this website. Please pick a lender and your location and you will see a number of Rhosesmor conveyancing lawyers locally. We have detailed some Rhosesmor conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Bank of Ireland panel

Last January I purchased a leasehold property in Rhosesmor. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Rhosesmor Conveyancing for Leasehold Flats - Examples of Queries before buying

Are any of leasehold owners in arrears of their service charge payments? Who manages the block? How much is the service charge and ground rent on the property?