My fiance and I are hoping to buy a home in Conwy and are in fact using a Conwy conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Lloyds TSB Bank have this afternoon contacted us to inform me that there is now an issue as our Conwy lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is standard 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 Quality Scheme. Your solicitor 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 lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Conwy lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
What happens if my solicitor is suspended from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Conwy?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am due to move house in April. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Conwy. Conveyancing lawyer was organised before I stumbled across this page.
On the day of completion you will need to pick up the keys from the estate agent however this should only happen when the vendors lawyers inform the agent that the monies to complete are in and the keys can be collected. After that you can tell the removal company that they can start moving you in. We are not in a position to recommend a particular removal company but can assist you in finding a conveyancing in Conwy or a solicitor that specialises in conveyancing in Conwy.
The formalities of my purchase has taken place for my property in Conwy. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases 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 who will take matters further.
My offer was accepted on a house in Conwy on 6/1/2025, valuation was booked 3 days later, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS 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 Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly identified as part of conveyancing in Conwy?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Conwy. 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…’
My husband and I are new to the buying process - agreed a price, but the selling agent advised that the seller will only proceed if we instruct the agent's recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer who is accustomed to conveyancing in Conwy
We suspect that the owner is not behind this ultimatum. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Contact the sellers directly and make the point that (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Conwy conveyancing firm - rather thanthose that will earn the negotiator at the agency a commission or achieve conveyancing targets set by senior management.
What type of premises does your Conwy conveyancing estimates apply to?
Our conveyancing quotes are only applicable to standard residential homes in England & Wales. Should you have any different requirements such as industrial or agricultural land or commercial conveyancing in Conwy you should telephone us to consider this further .