I plan on buying an apartment in Rhayader. My Solicitor has never been on on the lender approved panel. Am I still permitted to appoint my Rhayader conveyancing solicitor notwithstanding that they are not on the bank list of approved lawyers?
You will need to instruct a property lawyer to deal with the legal work required when you require a mortgage to purchase your home. They will carry out all the necessary investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage paperwork is dealt with. You can instruct a Rhayader property lawyer of your choice. Nevertheless, if the conveyancer appointed is not a member of the mortgage company approved list further charges will be incurred as separate legal representation will be need by the mortgage company. Bank panel applications may be submitted, so if your solicitor has not previously applied for membership they can do so.
I have 7378 less than 75 years left on my lease and need a lease extension for my apartment in Rhayader. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/6/2026 the requirements read as follows :
is it true that all Rhayader solicitors on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
We previously appointed conveyancers located in Rhayader on the HSBC solicitor panel. They are now charging me a supplemental sum for dealing with the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This charge is not set by HSBC but by your Rhayader lawyer. Plenty of firms on the HSBC panel will charge ’dealing with mortgage’ fee but many firms include it on their overall fee.
I have paid off my mortgage with UBS. I assume I don't need a Rhayader property lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I am looking to sell my property. My past conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Rhayader if that makes things easier.
Please use our search tool to help you find a solicitor for your conveyancing in Rhayader. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I need to instruct a conveyancing solicitor for some conveyancing in Rhayader. I have stumble across a web site which appears to be the ideal offering If it is possible to get all formalities done via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have recently realised that I have Sixty One years left on my flat in Rhayader. I am keen to get lease extension but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. On the whole an enquiry agent may be helpful to carry out a search and prepare an expert document to be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Rhayader.
I bought a 2 bed flat in Rhayader, conveyancing having been completed in 2008. Can you work out an approximate cost of a lease extension? Corresponding properties in Rhayader with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2102
With 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.