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Find a Tongwynlais Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Tongwynlais

I am hoping to move into my new home in Tongwynlais next Monday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not limited to conveyancing in Tongwynlais.

We're in Tongwynlais, First time buyers buying with a mortgage (lender is Lloyds , and our solicitor is on the Lloyds conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Does a directory service exist listing TSB panel conveyancers in Tongwynlais on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings available online. Where you are in need of a Tongwynlais property lawyer on the TSB please make the most of our tool.

Last month we had a mortgage agreed in principle with Nationwide. Tongwynlais conveyancing lawyers are selected. How long does it take for Nationwide to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Nationwide conducted the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have a mortgage with Co-operative for my property in Tongwynlais. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?

Your original mortgage agreement with Co-operative will provide that you need their approval before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel firm.

How does conveyancing in Tongwynlais differ for new build properties?

Most buyers of new build property in Tongwynlais approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Tongwynlais typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tongwynlais or who has acted in the same development.

What are my options where I am dissatisfied with the conveyancer who undertook our conveyancing in Tongwynlais?

Occasionally the level of service you receive is not as you expect, and unfortunately occasionally things do go wrong. Nevertheless there is recourse if you were unhappy with your conveyancing in Tongwynlais. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.

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