My partner and I are hoping to acquire a house in Rhosesmor and have instructed a Rhosesmor conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. National Westminster Bank have this morning contacted us to advise us that there is now an issue as our Rhosesmor lawyer is not on their conveyancing panel. Is this a problem?

If you are buying a property needing a mortgage it is conventional for the purchasers' lawyers 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 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 don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Rhosesmor solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

I have given 2 months notice to my existing landlord and must vacate my let out flat in Rhosesmor by 31/5/2024. Conveyancing on my purchase is underway. Can I complete in 4 weeks as don't want to have to move into temporary accommodation?

Generally one should not provide notice on a rental until your lawyer suggests that you should. If you have not already done so, speak to your lawyer and request that they chase the sellers solicitors, try to get a realistic time scale from them that all parties will aim towards

We are looking to buy a flat and require a conveyancing solicitor in Rhosesmor who is on the RBS solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Rhosesmor.

My step-father has recommend that I instruct his lawyers for conveyancing in Rhosesmor. Should I use them?

Much as we are happy to recommend a Rhosesmor conveyancing lawyer the ideal way to select a conveyancing solicitor is to get referrals from friends or relatives who have actually previously instructed the solicitor that you are considering.

Do banks and building societies provide you with an approved list of Rhosesmor solicitors? How do you know who is on the lender conveyancing panel?

Rhosesmor firms and firms carrying out conveyancing in Rhosesmor themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.