I am selling my home in Conwy and the EA has just called to advise that the buyers are switching conveyancer. The excuse is that the bank will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with specific lawyers rather the firm that they want to select for their conveyancing in Conwy ?
Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some 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 unlikely to have any sway in the decision.
I am about to put a bid on a leasehold property in Conwy. The selling agents assure me that it is normal for flats in Conwy to have less than 75 years unexpired on the lease. I am obtaining a mortgage with Bank of Ireland. Will the property be mortgageable given that the lease has 70 years left.
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. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 24/8/2025 the requirements read as follows :
My fiancee and I are at the point of viewing apartments in Conwy and I am about to put in an offer. Is it sensible to have a solicitor on ‘stand by’? I will be getting a mortgage with Nottingham.
You should start requesting conveyancing estimates from solicitors ASAP. 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. Given that you are seeking a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Conwy bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Conwy conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their published requirements. I simply don't know who is right.
As long as the property lawyer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I recently had an offer agreed on an apartment in Conwy. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the solicitor called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What will a local search inform me concerning the property my wife and I buying in Conwy?
Conwy conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search is essential in every Conwy conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Are there restrictive covenants that are commonly picked up 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…’
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Conwy is where the house is located. Can you shed any light on this issue?
Flying freeholds in Conwy are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Conwy you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Conwy may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.