My wife and I are buying a 3 bedroom flat in Swansea with a mortgage. We have a Swansea solicitor, however the mortgage company says she’s not on their "panel". It seems we have little option but to select one of the lender panel solicitors or continue with our Swansea property lawyer as well as pay for one of their panel ones to represent them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Swansea conveyancing solicitor to apply to be on the conveyancing panel.
Our Swansea conveyancer has uncovered a difference when comparing the information in the home valuation survey and what is revealed within the legal papers for the property. My solicitor has advised that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
is it true that all Swansea solicitor firms on the Lloyds conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the SRA. The majority of lenders do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
We have agreed to purchase a house in Swansea. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
As your lender is Clydesdale your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Swansea.
I have paid off my mortgage with Aldermore. I assume I don't need a Swansea solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
How simple is it to transfer to a new conveyancer as I have to appoint one who is on the Leeds Building Society conveyancing panel. I was using a high street conveyancing solicitor in Swansea round the corner but the firm is not approved by Leeds Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Swansea on the Leeds Building Society panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Swansea. In making use of search facility on this page, you can compare charges for conveyancing solicitors in Swansea and throughout England and Wales.
I need to switch lawyers as my Swansea lawyer is not on the lender's panel of conveyancing solicitors. Is it practical to instruct different lawyers?
In the event that you have not formally appointed a conveyancer to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Swansea that you're thinking of instructing.