My fiance and I are hoping to purchase a flat in Borth Y Gest and have instructed a Borth Y Gest conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Yorkshire Building Society have this morning contacted us to advise us that there is now an issue as our Borth Y Gest lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Borth Y Gest solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Can the conveyancing solicitors Indexed on your site handle auction conveyancing in Borth Y Gest?
There are a number of auction practitioners we can put you in touch with those conducting auction conveyancing. Borth Y Gest is just one of our locations in which our lawyers cover.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Borth Y Gest. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 2/10/2025, the requirements read as follows :
I am planning on selling our house in Borth Y Gest and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Borth Y Gest lawyer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Borth Y Gest. We have lived in Borth Y Gest for many years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
We are 3 weeks into a leasehold purchase having been directed to solicitors by the high street agent to execute conveyancing in Borth Y Gest. I am am extremely frustrated with the level of service. Can you help me find new lawyers?
A solicitor would need to be very poor in order to consider changing them. Has the loan offer been issued? If so you need to make them aware of the new contact details and have the offer are re-sent. The solicitor ideally should be on the banks panel to avoid added expenses and frustration. So that should be your first question of the new lawyers. The search tool will assist you in finding a bank approved solicitor for your conveyancing in Borth Y Gest
My solicitors in Borth Y Gest have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.