I can't travel far from Caerphilly. Can you please explain the reason why all Caerphilly lawyers aren't included on all bank panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders pruning a number of firms from their official list of approved conveyancers .
My wife and I purchasing a 4 bedroom semi-detached house in Caerphilly. Our aim is to carry out a loft conversion at the house.Will legal investigations on the property include investigations to ascertain if these works are prohibited?
Your property lawyer should check the registered title as conveyancing in Caerphilly will sometimes reveal restrictions in the title deeds which restrict categories of alterations or necessitated the permission of a 3rd party. Certain additions call for local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
My wife and I are in the throws of viewing flats in Caerphilly and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this stage? I will be getting a mortgage with Bank of Ireland.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are taking out a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I had an offer accepted on a property in Caerphilly on 14/11/2025, valuation was booked 2 days after, all came back fine. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should my conveyancer be raising enquiries concerning flooding as part of the conveyancing in Caerphilly.
The risk of flooding is if increasing concern for solicitors dealing with homes in Caerphilly. Some people will purchase a house in Caerphilly, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Caerphilly. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a claim for damages as a result of such an misleading response. The purchaser’s conveyancers will also carry out an enviro search. This will disclose if there is any known flood risk. If so, more detailed inquiries should be conducted.
How does conveyancing in Caerphilly differ for new build properties?
Most buyers of new build residence in Caerphilly come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Caerphilly typically acquire 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 Caerphilly or who has acted in the same development.
Should I be wary about 3rd parties that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Caerphilly conveyancing practice?
As with lots of professional services, often recommendations from connections can be very helpful. But there are many people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may suggest conveyancers to select. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the recommendation. You are free to choose your own lawyer. However, bear in mind that some mortgage providers operate an approved list of solicitors you have to use for the lender aspect of your transaction.
I am in the market for an affordable conveyancing lawyer in Caerphilly to buy a flat. I am aware of the risk of getting ripped off but with various Caerphilly conveyancing practices out there...who do I opt for?
To fee estimates for your move via conveyancing firms that offers services in Caerphilly please use our quote tool.