My wife and I are hoping to buy a 1 bedroom apartment in Llansamlet with a mortgage. We like our Llansamlet conveyancer, however the mortgage company says she’s not on their "panel". It appears that we have little choice but to select one of the mortgage company panel conveyancing practices or keep our Llansamlet conveyancing practitioner and pay for one of their panel firms to represent them. This feels very unfair; can we not insist that the mortgage company use our Llansamlet conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Llansamlet conveyancing solicitor to apply to be on the conveyancing panel.
My god-son is about to exchange on a house that has just been built in Llansamlet with a mortgage from Barclays. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What is the first thing I need to know about purchase conveyancing in Llansamlet?
Not many law firms or advisers will tell you this but conveyancing in Llansamlet or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for conflict between you and others involved in the ownership transfer. For instance, the vendor, estate agent and sometimes your lender. Selecting a law firm for your conveyancing in Llansamlet is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to look after your best interests and to protect you.
On occasion a third party with a vested interest will attempt to persuade you that it is in your interests to do things their way. For example, the selling agent may claim to be assisting by suggesting your solicitor is dragging his heels. Or your mortgage broker may advise you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are buying a 3 bedroom semi in Llansamlet. Our aim is to an extension at the rear at the house.Will the conveyancing process involve enquiries to determine if these alterations were previously refused?
Your property lawyer should check the registered title as conveyancing in Llansamlet can sometimes reveal restrictions in the title documents which prohibit certain changes or necessitated the consent of another owner. Many extensions need local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I'm the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Llansamlet. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I do know about the CML six month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the house in July. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view banks take of it, depend on the lender as this provision is primarily there to pick up on subsales or the quick reselling of property.
I had an offer accepted on an apartment in Llansamlet on 22/6/2026, valuation was booked 3 days after, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Llansamlet is the location of the property. Can you shed any light on this issue?
Flying freeholds in Llansamlet are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llansamlet you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llansamlet may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am thinking of appointing a conveyancing solicitor in Llansamlet for my home move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
You can find published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.