My conveyancer has discovered a defect with the lease for the flat we are purchasing in Aberystwyth. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will pay for it. Our solicitor has advised that he must be satisfied that the mortgage company is happy with this solution. Who is the client here, us or the lender?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. These conveyancing instructions must be adhered to.
We previously selected conveyancers with offices in Aberystwyth on the Kent Reliance solicitor approved list. They have just billed me an additional amount for the legal aspects of the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. This charge is not set by Kent Reliance but by your Aberystwyth property lawyer. Some firms on the Kent Reliance panel will quote an ‘acting for lender’ fee and others do not.
I have a mortgage with Co-operative for my property in Aberystwyth. Conveyancing was finalised some time ago. In the event that I decide to rent out my property 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?
Co-operative must be informed of your intention prior to letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will allow you to rent 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. You need not do this via a Co-operative conveyancing panel firm.
I had an offer accepted on an apartment in Aberystwyth on 28/7/2025, valuation was booked 3 days later, all came back fine. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Are Aldermore entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up during conveyancing in Aberystwyth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Aberystwyth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Aberystwyth differ for newly converted properties?
Most buyers of new build premises in Aberystwyth come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Aberystwyth tend to purchase 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 property lawyers 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 accustomed to new build conveyancing in Aberystwyth or who has acted in the same development.
How easy is it to use your search app to locate a conveyancing practitioner in Aberystwyth on the authorised to act for my mortgage?
Step one is to choose a bank such as National Westminster Bank, Virgin Money or Platform Home Loans Ltd then choose your preferred area for instance Aberystwyth. Conveyancing organisations in Aberystwyth and nationally should be identified.
Can you offer any advice when it comes to finding a Aberystwyth conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Aberystwyth conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Aberystwyth conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
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What are the legal fees for lease extension work? Can they put you in touch with clients in Aberystwyth who can give a testimonial?
Aberystwyth Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing
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Is there a share of the freehold? Are any of leasehold owners in dispute over their service charge liability? Who are the managing agents?