Me and my fiance are purchasing a leasehold flat in Aberystwyth. My Solicitor has never been on on the mortgage company approved panel. Is it possible for me to retain my Aberystwyth conveyancing solicitor even though they are not on the lender list of approved lawyers?
Various options include
- Complete the purchase with your preferred Aberystwyth conveyancer but your bank will no doubt retain a conveyancing practitioner on their conveyancing panel. The net result is additional cost and likely interruption.
- Appoint a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your solicitor to pull out all the stops to join the mortgage company conveyancing panel
We were just about to exchange contracts for a leasehold flat in Aberystwyth. We have hit a problem. The loan offer with Halifax runs out on 13/4/2026 but the owners are suggesting a completion date of 15/4/2026. Is it possible to prolong the loan expiry date?
The person best placed to address this issue is your lawyer who is in a position to assess whether they corresponding with the mortgage company, seller’s solicitors, property agents or indeed all parties taking into account the circumstances your house move as of today.
As a FTB what is the most important advice you can give me regarding purchase conveyancing in Aberystwyth?
You may not hear this from too many lawyers but conveyancing in Aberystwyth or throughout Aberaeron is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of room for conflict between you and others involved in the house moving process. E.g., the vendor, selling agent and even potentially a mortgage company. Appointing a solicitor for your conveyancing in Aberystwyth an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to protect your legal interests and to keep you safe.
We are witnessing a distinct increase of a "blame" culture- someone must be blamed for the process being so protracted. You must always trust your lawyer above all other parties in the home moving process.
What is the difference between a licensed conveyancer and conveyancing solicitor in Aberystwyth
There are two types of lawyers who can carry out conveyancing in Aberystwyth namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that you need to complete the sale or acquisition of property. They are both obliged to handle Aberystwyth conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that all necessary procedures will be suitably adhered to.
We have agreed to purchase a house in Aberystwyth. An unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is UBS your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Aberystwyth.
My offer was accepted on an apartment in Aberystwyth on 6/1/2026, valuation was booked five days later, all came back fine. Solicitor retained, so all that was missing 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. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
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.
I'm purchasing my first flat in Aberystwyth with the aid of help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not inform my lawyer about the deal as it could put at risk my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently bought a leasehold property in Aberystwyth. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a 1 bedroom flat in Aberystwyth, conveyancing formalities finalised 4 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Aberystwyth with a long lease are worth £165,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2103
You have 77 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.