My wife and I are planning to buy a flat in Cwmbran and are in fact using a Cwmbran conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. TSB have this evening contacted us to inform me that there is now an issue as our Cwmbran solicitor is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. 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 Accreditation 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 solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Cwmbran solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Finally the sale completed on my house in Cwmbran last March yet the purchaser is telephoning every few hours to say her conveyancer is waiting to hear from mysolicitor. What are the post completion sale formalities now that I have sold?
Post completion of your disposal your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your conveyancer should also send confirmation that the mortgage has been redeemed to the buyers conveyancers. There is unlikely to be post completion steps just for conveyancing in Cwmbran.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Cwmbran. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 31/7/2026, the requirements read as follows :
The deeds to our home can not be found. The lawyers who conducted the conveyancing in Cwmbran 4 years ago have long since closed. Will I be able to sell the house?
These day there are copies made of almost everything, and your conveyancer will be aware exactly where to locate all the relevant documentation so you can buy or dispose of your house without a hitch. Where copies are not available, your solicitor may be able to put in place insurance or indemnities against possible claims on your property.
Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Cwmbran I like with a park and railway links nearby, however it's only got 52 years on the lease. There is not much else in Cwmbran in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan that many years will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
I purchased a flat in Cwmbran last 7/5/2025 and to date it is still not recorded with the Land Registry. It is part of a new estate and my conveyancer told me that it may take twelve months to complete the registration formalities. I have called HM Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
Contact your conveyancer - if you are not getting sensible responses, enquire as to their firm’s complaints procedure and amplify your problem to a Complaints Manager. Registrations for Cwmbran conveyancing are not known to be particularly slow.