My husband and I are planning to acquire a 3 bedroom apartment in Rhiwderin with a mortgage. We would like to retain our Rhiwderin lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Rhiwderin conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?
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 Rhiwderin conveyancing solicitor to apply to be on the conveyancing panel.
I do hope you can assist me. My Rhiwderin conveyancer is advising me that he is legally obliged toconduct Rhiwderin conveyancing searches resulting from the fact thatthe firm are on the Santanderconveyancing panel. Is this really necessary?
You have limited options available to you. As you are obtaining a mortgage with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Rhiwderin conveyancing searches.
Can your site be used to recommend a Conveyancing solicitor in Rhiwderin even if I’m not buying or disposing of a house, for example where I want to acquire an office in Rhiwderin with a loan from Nottingham Building Society?
Our comparison service is predominantly utilised to help choose domestic conveyancing solicitors in Rhiwderin but we have recorded at the bottom of this page a few Rhiwderin commercial conveyancing firms. You should speak with the company directly to establish if they are also authorised to represent Nottingham Building Society
I am about to put an offer on a leasehold flat in Rhiwderin. The selling agents tell me that it is standard for flats in Rhiwderin to have less than 75 years remaining. I am getting a mortgage with Chelsea Building Society. Will the property be mortgageable given that the lease has 70 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 22/11/2025 the requirements read as follows :
When it comes to lenders such as Nationwide, do Rhiwderin solicitors have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am selling my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being pedantic. The Rhiwderin solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Rhiwderin solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. You may wish to consider appointing your own Rhiwderin surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a property and the lawyer has identified Chancel Repair for which the property could be liable as it falls into the area of such a church. He has recommended insurance. Is this really appropriate for conveyancing in Rhiwderin
Unless a previous acquisition of the house took place post 12 October 2013 you may take it that solicitors handling conveyancing in Rhiwderin to continue to suggest a chancel search and or chancel repair liability insurance.