I am not well enough to travel far from Llanrwst. What is the rationale as to why all Llanrwst solicitors are not on all mortgage company panels?
A decade ago most banks had an attitude to risk which is different than today. The financial regulator in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the solicitors on your panel. As a result, lenders have since looked to extract more data from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Many law practices have been removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the lenders insisted on.
When does exchange of contracts occur in purchase conveyancing in Llanrwst and do I need to attend the conveyancers branch?
Where you are local to one of the conveyancing solicitors in Llanrwst you are invited in to sign contracts. However, the law practices we recommend provide countrywide coverage for conveyancing and give just as diligent and professional a job for you when dealing with you digitally. The signing of the property agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Llanrwst)to be in the office available at the end of the phone to exchange contracts.
I am about to put a bid on a leasehold apartment in Llanrwst. The estate agents advise that it is the norm for flats in Llanrwst to have less than 75 years unexpired on the lease. I am getting a loan with Platform. Is this going to be acceptable if the lease has 69 years to go.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 5/7/2025 the requirements read as follows :
Forgive me if this question is silly but I am new to the house moving as FTB of a ground floor flat in Llanrwst. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will find a local conveyancing solicitor in Llanrwst?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s conveyancers, and once they have received this, you should be able to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
I have been told by my lawyer that flying freehold insurance is needed on my purchase. What is the level of cover for Llanrwst conveyancing?
The appropriate level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Barclays and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
Two weeks ago we had a mortgage agreed in principle with Aldermore. Llanrwst conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Aldermore?
Some lenders take longer than others. Have Aldermore completed the valuation? Have you advised 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 used Arc property Solicitors several years ago for my conveyancing in Llanrwst. I now require my file but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanrwst of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I was pointed in your direction by numerous estate agents in Llanrwst to select a solicitor on your site. What’s the financial incentive for Estate Agents to offer your lawyers over and above a competitor’s?
We don’t give any financial incentive for sending work our way. We thought it would be too underhand to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.