Am I correct in assuming that the fact that my conveyancer in Rhiwbina is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Rhiwbina conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Rhiwbina. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 23/12/2025, the requirements read as follows :
I am assisting my niece sell her flat in Rhiwbina. Does the solicitor commission the energy assessment or do I organise this?
Following the demise of HIPs, energy performance certificates remained a mandatory component of selling a house. An EPC needs to be to hand before the property is placed on the market. It is not something that solicitors normally organise. If you are instructing a Rhiwbina conveyancing lawyer they might be able to arrange EPC’s due to their contacts with reputable Rhiwbina energy assessors
How can we tell if a Rhiwbina conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Rhiwbina seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your conveyancing.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Rhiwbina solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rhiwbina postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Rhiwbina.
four months have elapsed since my purchase conveyancing in Rhiwbina took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a flat up to £195,000 and found one near me in Rhiwbina I like with a park and station in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Rhiwbina suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage that many years may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
My step-father has recommend that I instruct his conveyancers in Rhiwbina. Should I choose my own property lawyer?
Much as we are happy to recommend a Rhiwbina conveyancing lawyer the best way to find a conveyancing practitioner is to get feedback from friends or relatives who have actually previously instructed the conveyancer you're contemplating using.