I plan on acquiring a flat in Glan Conwy. My Conveyancer is not listed on the lender conveyancing list. Can I still appoint my Glan Conwy conveyancing solicitor even though they are excluded from the bank panel?
One will need to appoint a property lawyer to deal with the legal work required if you take out a loan to purchase your property. They will carry out all the appropriate investigations on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage documentation is dealt with. You could appoint a Glan Conwy conveyancer of your choice. Nevertheless, where the lawyer appointed is not a member of the bank conveyancing panel additional charges will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so where your solicitor has not historically sought membership they can do so.
We are looking to buy a flat and require a conveyancing solicitor in Glan Conwy who is on the Co-operative approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Glan Conwy.
I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the house in Glan Conwy. The Glan Conwy property was put into my name in September. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the house in September. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many lenders would take a practical view as this provision principally exists to pick up on the purchase and immediately sell or the quick reselling of property.
I have decided to exercise my right to buy my property in Glan Conwy off the council. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
My offer was accepted on a house in Glan Conwy on 28/8/2025, valuation was booked 2 days after, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS 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 RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I decided to have a survey completed on a house in Glan Conwy in advance of appointing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of property.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to call us we can look into this further 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 Glan Conwy. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are novice buyers - agreed a price, but the estate agent has warned us that the owners will only issue a contract if we instruct the agent's recommended lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Glan Conwy
It is improbable the vendors are driving this. Should the owner desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Glan Conwy conveyancing solicitors - rather thanthe ones that will provide the estate agent a referral fee or hit his conveyancing targets set by HQ.
I cannot attend my Glan Conwy conveyancing practitioners office to execute documents connected to my conveyancing in Glan Conwy – is this a problem?
You need not be concerned. Glan Conwy conveyancing lawyers can conduct conveyancing transactions for clients who are based anywhere. It is not necessary for you to be able to attend a Glan Conwy conveyancers office. They can deal with everything via phone, post and email - whatever works for you.