I am getting closer to an exchange on a flat in Llanbedrgoch and my parents have transferred the 10% deposit to my solicitor. I am now informed that as the deposit has not arrived from me my conveyancing practitioner needs to disclose this to my mortgage company. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
The solicitor is obliged to check with lender to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Finally the sale completed on my house in Llanbedrgoch last October but my buyer keeps whats apping every few hours to say his lawyer needs to hear from mine. What are the post completion sale formalities following completion?
Following your sale your solicitor is obliged to forward the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also evidence that the mortgage has been redeemed to the purchasers solicitors. There are no post completion steps just for conveyancing in Llanbedrgoch.
I am about to put an offer on a leasehold property in Llanbedrgoch. The selling agents tell me that it is standard for flats in Llanbedrgoch to have less than 75 years left on the lease. I am getting a loan with Chelsea Building Society. Will the property be mortgageable given that the lease has 69 years to go.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 10/12/2025 the requirements read as follows :
How does conveyancing in Llanbedrgoch differ for newly converted properties?
Most buyers of new build residence in Llanbedrgoch come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Llanbedrgoch tend to buy the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Llanbedrgoch or who has acted in the same development.
My husband and I are new to the buying process - agreed a price, but the agent has warned us that the vendor will only issue a contract if we instruct their recommended lawyers as they need an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in Llanbedrgoch
It is improbable the vendors are behind this. If they want ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Llanbedrgoch conveyancing lawyers - not the ones that will give their estate agent a referral fee or meet his conveyancing targets pre-set by HQ.
My work colleague mentioned that before choosing a conveyancing lawyer they need approved by your lender. This is my first house move but I have an AIP with Birmingham Midhshires and I already have a high street conveyancing solicitor in Llanbedrgoch at the ready. Does Santander insist on an approved conveyancer to be instructed? If so, where can I find that list for my conveyancing in Llanbedrgoch?
You need to instruct a solicitor that is on the Santander panel. Just telephone your preferred Llanbedrgoch conveyancing solicitor to check if they are on the Santander panel. If they are not on the panel you have a number of options open to you here:
- Proceed with your existing Llanbedrgoch property lawyer but Santander will need to retain a conveyancing practitioner from their approved list. This will result in additional fees and probable frustration.
- Choose a fresh conveyancing practitioner to act in the purchase, ensuring that they are on the Santander conveyancing panel.
- Convince your property lawyer to apply to join the bank panel.