I am in the process of selling my apartment in Caerleon and the EA has just text me to say that the purchasers are swapping law firm. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a major mortgage company only deal with certain law firms rather the firm that they want to select for their conveyancing in Caerleon ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Caerleon. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 19/1/2026, the requirements read as follows :
Are all Caerleon Conveyancing Quality Solicitors on the TSB conveyancing list of approved firms?
A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
We have agreed to purchase a house in Caerleon. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
Given that your lender is RBS your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Caerleon.
Virgin Money have agreed my mortgage in principle, my offer on a house in Caerleon has been agreed to, now what?
Your estate agent will wish to be informed of your property lawyer's details (ensure that the conveyancing practitioners are on the bank’s approved list). Contact Virgin Money or the financial adviser and finish off any relevant paperwork. Virgin Money will sellect a valuer who will get in contact with the estate agent or vendor to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Virgin Money will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Caerleon.
Do commercial conveyancing searches disclose impending roadworks that could affect a commercial property in Caerleon?
Many commercial conveyancing solicitors in Caerleon will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Caerleon. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Caerleon.
For every commercial conveyancing transaction in Caerleon it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Caerleon commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Caerleon.
Is it simple use the search facility to get a quote from a conveyancing solicitor in Caerleon on the authorised to act for my bank?
Step one is to choose a bank such as Santander, Virgin Money or Platform Home Loans Ltd then type in your preferred area e.g. Caerleon. Conveyancing firms in Caerleon and beyond should be shown.
Me and my wife accepted an offer on a Caerleon property left to us 5 years ago in 2011. I have over 15 years conveyancing know-how and, now retired, see no reason not to undertake the legal work. The buyer's property lawyer has informed me that their building society will not allow us to do our own conveyancing mandating that the funds to be transferred to a solicitor's bank account.
Mortgage requirements to lawyers from all CML members specify that If the seller does not have legal representation the buyer’s lawyers should check whether the lender needs to be told so that a decision can be made if they are prepared to progress.