Is the fact that my solicitor in Rhos On Sea is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 contact the Rhos On Sea conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am considering applying for a Principality mortgage for purchase of a newly converted (under development) in Rhos On Sea with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am assisting my niece sell her property in Rhos On Sea. Will the solicitor commission an energy performance certificate or it is for the owner to coordinate?
After the abolition of Home Packs, EPC’s was retained a required component of moving house. An EPC must be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Rhos On Sea conveyancing practitioner they may be willing to arrange EPC’s due to their contacts with reputable Rhos On Sea assessors
My offer was accepted on a house in Rhos On Sea on 28/10/2025, valuation was booked 4 days later, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Clydesdale have agreed my mortgage in principle, my bid on a house in Rhos On Sea has been agreed to, what happens next?
Your estate agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Call up Clydesdale or the financial adviser and finish off any relevant forms. Clydesdale will instruct a valuer who will get in touch with the estate agent or vendor to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Clydesdale will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rhos On Sea.
Due to the encouragement of my in-laws I had a survey completed on a property in Rhos On Sea before instructing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some banks will refuse to issue a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rhos On Sea. Conveyancing will be smoother if you use a solicitor in Rhos On Sea especially if they are familiar with such properties in Rhos On Sea.
How easy is it to swap firm as I need to appoint one who is on the Clydesdale conveyancing panel. I instructed a local conveyancing solicitor in Rhos On Sea five minutes from me but he is not approved by Clydesdale
It would be our pleasure to assist you find a conveyancing solicitor in Rhos On Sea on the Clydesdale panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Rhos On Sea. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Rhos On Sea.
My wife and I may need to rent out our Rhos On Sea 1st floor flat temporarily due to taking a sabbatical. We used a Rhos On Sea conveyancing firm in 2001 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Rhos On Sea do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Leasehold Conveyancing in Rhos On Sea - A selection of Queries before buying
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What prohibitions are there in the Rhos On Sea Lease? You should be aware that where the lease has less than eighty years it will affect the salability of the property. Check with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will almost definitely require a lease extension at some point and it is worth finding out what this would cost. Remember, in most cases you would need to own the residence for 24 months in order to be legally able to exercise a lease extension. How is the lease structured?