We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather appoint a local conveyancing solicitor in Wenvoe?
Do check but the chances are that appoint one of their panel lawyers if you take up the "fee-free" incentive. Speak to the lender and see if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Wenvoe.
My partner and I have arranged the release of further funds on our home loan from TSB as we intend to carry out renovations to our property in Wenvoe. Do we need to choose a bricks and mortar Wenvoe solicitor on the TSB conveyancing panel to handle the paperwork?
TSB don't usually instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
I had an offer accepted on a house in Wenvoe on 20/8/2025, valuation was booked five 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. Can the lender hold off the offer?
A lender would not issue a mortgage 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 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 Wenvoe solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 solicitor 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 Wenvoe postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Wenvoe.
It has been four months since my purchase conveyancing in Wenvoe took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 residence 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 decided to have a survey done on a house in Wenvoe in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies may refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wenvoe. Conveyancing will be smoother if you use a solicitor in Wenvoe especially if they are accustomed to such properties in Wenvoe.
How do I search for a Wenvoe law firm on the Barclays Direct conveyancing panel? I have a car and am willing to travel upto 25miles to meet the solicitor.
You can use the search on this website. Please select a mortgage company and your location and you will see a number of Wenvoe conveyancing lawyers locally. We have detailed some Wenvoe conveyancing firms towards the end of this page and you can call them to verify whether they are on the Barclays Direct panel
I am attracted to a couple of apartments in Wenvoe which have in the region of 50 years remaining on the leases. Will this present a problem?
A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease shortens the marketability of the lease reduces and results in it becoming more expensive to extend the lease. This is why it is generally wise to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage companies may be unwilling to lend money on such properties. Lease extension can be a difficult process. We advise that you seek professional help from a conveyancer and surveyor with experience in this field.
Wenvoe Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing
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How many years remain on the lease? It is important to be aware whether changing the roof or some other major work is due shortly that will be shared amongst the leaseholders and will dramatically impact the level of the service charges or result in a specific payment. What is the maintenance charge and ground rent on the property?