I am six weeks into the sale of my flat in Llangollen and the EA has just called to advise that the purchasers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a leading lender only work with specific lawyers rather the firm that they want to select for their conveyancing in Llangollen ?
Banks have always had an approved set of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lending institutions attribute this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 hearing daily from firms that have been removed from panels. Plenty of firms 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 purchasers are unlikely to have any impact on this.
I am acquiring a property for cash in Llangollen. I have lived for the last Seventeen years in Llangollen. Conveyancing searches are a lot of money. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Llangollen conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches completed, but she is duty bound to take that path of encouragement . Do consider; if you are intend to sell the house at a future date, it may be of relevance to your future purchaser what the searches disclose. Sometimes houses with functional issues can still reveal adverse search results. A good conveyancing solicitor in Llangollen should be able to give you some helpful guidance here.
I am helping my aunt sell her property in Llangollen. Will the conveyancer arrange an EPC or it is for the seller to see to?
Following the abolition of Home Packs, energy performance certificates became a required element of selling a property. An EPC should be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that lawyers ordinarily organise. Where you are using a Llangollen conveyancing practitioner they may be able to arrange energy assessments given their relationships with reputable local energy assessors
Last month we had a mortgage agreed in principle with Aldermore. Llangollen conveyancing lawyers were instructed. How long does it take for Aldermore to send the offer to the lawyer?
Some lenders take longer than others. Have Aldermore conducted the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I had an offer accepted on an apartment in Llangollen on 2/5/2025, valuation was booked 4 days later, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Are Principality entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Llangollen differ for newly converted properties?
Most buyers of new build premises in Llangollen contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Llangollen tend to 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 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 Llangollen or who has acted in the same development.
I am looking to sell my house. My previous solicitors have shut. I am in need of a recommendation of a conveyancing firm. Im based in Llangollen if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Llangollen. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
As co-executor for the estate of my aunt I am disposing of a residence in Swansea but live in Llangollen. My solicitor (approximately 235 kilometers awayneeds me to execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Llangollen to attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Llangollen