Is the fact that my solicitor in Clun is not listed on my lender's solicitor panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Clun conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Why do I have to pay up front for conveyancing in Clun?
Where you are retaining lawyers for conveyancing in Clun your lawyer will request that you place them with funds to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the Local Authority Search. When the deposit is as part of the sale price then this will be needed immediately before contracts are exchanged. Any further balance that is needed should be transferred a couple of days ahead of the day of completion.
I am about to put an offer on a leasehold apartment in Clun. The property agents assure me that it is the norm for flats in Clun to have less than 75 years remaining. I am taking out a mortgage with Platform. Is this going to be a problem if the lease has 70 years to go.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 14/11/2025 the requirements read as follows :
We are getting a further advance on our home loan from Nationwide as we want to conduct improvements to our property in Clun. Do we need to appoint a bricks and mortar Clun solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
I have paid off my mortgage with Virgin Money. I assume I don't need a Clun conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Clun. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Should our solicitor be raising enquiries concerning flooding as part of the conveyancing in Clun.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Clun. There are those who buy a house in Clun, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Clun. The standard information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the owner to discover if the premises has suffered from flooding. If the property has been flooded in past which is not notified by the owner, then a purchaser may commence a legal claim for losses resulting from an inaccurate answer. The buyer’s conveyancers will also conduct an enviro report. This will reveal if there is any known flood risk. If so, more detailed inquiries will need to be made.
Due to the guidance of my in-laws I had a survey completed on a property in Clun in advance of retaining solicitors. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders may not grant a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Clun. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Clun to see if the conveyancing costs will increase in light of this.