My husband and I are purchasing a 3 bedroom flat in Aberystwyth with a mortgage. We like our Aberystwyth lawyer, but the lender says she’s not on their "panel". It seems we have little choice but to use one of the lender panel conveyancing practices or keep our Aberystwyth conveyancer as well as pay for one of their panel ones to represent them. This seems very unfair; can we not require that the bank use our Aberystwyth property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Aberystwyth conveyancing solicitor to apply to be on the conveyancing panel.
I am purchasing a property mortgage free in Aberystwyth. I have been living for the previous twelve years in Aberystwyth. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then almost all of the Aberystwyth conveyancing searches are non-obligatory. Your conveyancer will 'advise', no-doubt strongly, that you should have searches carried out, but she is duty bound to take that path of guidance. Do take into account; if you are intend to dispose of the house one day, it may be of importance to your prospective buyer what the searches contain. On occasion houses with day to day issues can still show up adverse search results. A good conveyancing solicitor in Aberystwyth will provide you some helpful guidance here.
We are selling our apartment in Aberystwyth. Will the property lawyer need to be on the Clydesdale conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
This question may be naive but I am unseasoned as a 1st time purchaser of a two bedroom flat in Aberystwyth. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Aberystwyth?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you should be able to pick up the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I had an offer accepted on an apartment in Aberystwyth on 29/10/2025, valuation was booked 3 days after, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
UBS have agreed my home loan in principle, my offer on a house in Aberystwyth has been agreed to, what are the next steps?
Your property agent will wish to know who your solicitors are (make sure the lawyers are on the bank’s approved list). Call up UBS or the financial adviser and finish off any outstanding paperwork. UBS will sellect a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. UBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Aberystwyth.
I used Stirling Law a few years past for my conveyancing in Aberystwyth. Now, I need the files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Aberystwyth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My step-father has recommend that I appoint his lawyers for conveyancing in Aberystwyth. Do I follow his advice?
There are no two ways about it the best way to choose a conveyancing lawyer is to get recommendations from friends or family who have used the firm you're considering.