We have agreed to purchase a house in Ruabon. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Coventry BS your lawyer must follow the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease does not meet these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Ruabon.
I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Ruabon solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Ruabon is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are the primary reason for delay in Ruabon house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Ruabon.
I'm converting the mortgage on my existing house to a buy to let loan with Nottingham Building Society and I will use the ballance of the raised equity towards further house. The neighborhood we are interested in is Ruabon. Will your solicitors be able to act for both sets of banks and link together the transactions?
Do use our comparison tool on this page to be sure that the solicitors are approved by both banks. Having checked that they are your solicitor should be able to tie up the two conveyancing matters but you should talk with you solicitor and make apparent your desired outcome and requirements.
I am using a search engine for the phrase conveyancing in Ruabon it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the suitable property lawyer for me?
The preferential method of choosing a suitable conveyancer is through a personal recommendation, so ask friends and family who have acquired a property in Ruabon or a respected estate agent or financial adviser. Costs for conveyancing in Ruabon differ, so it's sensible to obtain at least four estimates from different solicitors. Be sure to obtain confirmation what costs in the quote includes.
I have just become aware that one of the partners of the solicitors acting on the purchase conveyancing in Ruabon is an uncle of the seller. Is this allowed?
Provided no conflict arises this is permitted. If you are obtaining a home loan then the lender may have a say as many banks have specific instructions on this. For example for Santander as of 8/1/2026, the requirements read as follows :