My mortgage broker says he needs my Cowbridge solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I obtain this. I have called my local Cowbridge office but they have not responded to me.
You are best placed to get this information from your Cowbridge conveyancing practitioner . Most Cowbridge law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Cowbridge. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 4/7/2026, the requirements read as follows :
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Cowbridge property lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Cowbridge. My mortgage broker suggested a property lawyer. I paid an on account payment of £200. A couple of days later, the conveyancer called me to say that they were not on the Skipton 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 Skipton 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.
I was told three weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Cowbridge is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying my first flat in Cowbridge with a mortgage from The Mortgage Works. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The sale representative suggested that I not to tell my solicitor about this deal as it could put at risk my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Cowbridge I like with amenity areas and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Cowbridge for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
My cousin has recommend that I use his conveyancing solicitors in Cowbridge. Should I use them?
Much as we are happy to recommend a Cowbridge conveyancing lawyer it’s preferable to select a conveyancing solicitor is to get guidance from friends or relatives who have used the conveyancer you're are thinking of instructing.