My financial adviser requires my Lampeter law firm’s panel reference for the Santander conveyancing panel. How do I find this out. I have called my local Lampeter office but they don't know it.
The sensible thing to do is ask for this information from your Lampeter conveyancing practitioner . Most Lampeter conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Can your site be used to locate a Conveyancing solicitor in Lampeter even if I’m not buying or selling a house, for example where I wish to acquire a shop in Lampeter with a loan from Aldermore?
The service is primarily used to get a quote from domestic conveyancing solicitors in Lampeter but we have set out towards the end of this page a few Lampeter commercial conveyancing firms. You should speak with the company directly to see if they can also act for Aldermore
If you had a top tip for selecting a conveyancing solicitor in Lampeter what would it be?
It would be unwise to be swayed by the lowest Lampeter conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My offer was accepted on a house in Lampeter on 25/2/2025, valuation was booked 3 days later, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Lampeter lawyer having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Lampeter surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Lampeter differ for newly converted properties?
Most buyers of new build or newly converted property in Lampeter come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because builders in Lampeter typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lampeter or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Lampeter in advance of retaining solicitors. I have been advised that there is a flying freehold element to the house. The surveyor has said that some lenders may refuse to grant a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different requirements from Halifax. If you e-mail us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lampeter. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lampeter to see if the conveyancing costs will increase in light of this.
I'm purchasing a apartment in Lampeter. I have found my conveyancer's company on the CLC list, but I can't locate my lawyer's name on the list. Should I be concerned?
Not all staff in the practice must be listed by the regulator. Provided there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unqualified staff.