I am in the process of selling my ground floor flat in Llanfyllin and the estate agent has just text me to warn that the purchasers are changing their property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a leading lender only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Llanfyllin ?
Lenders have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Llanfyllin. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/2/2026, the requirements read as follows :
This question may be naive but I am unseasoned as FTB of a ground floor flat in Llanfyllin. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Llanfyllin?
On the day of completion you do not need to go to the conveyancers office in Llanfyllin. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be called to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I am purchasing a property in Llanfyllin. A rare aspect is that the roof has a solar panel. Aldermore 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 Aldermore your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Aldermore where a lease fails to satisfy these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Llanfyllin.
Planning on purchasing a maisonette in Llanfyllin. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanfyllin lawyer is on the UBS conveyancing panel.
I am buying a house and the solicitor has raised the issue of Chancel Repair to which the property may be liable because it falls into the area of such a church. He has recommended insurance. Is this strictly required for conveyancing in Llanfyllin
Unless a previous purchase of the property took place after 12 October 2013 you may assume that lawyers delivering conveyancing in Llanfyllin to continue to advocate a chancel search and or chancel repair liability policy.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Llanfyllin is where the house is located. Can you offer any advice?
Flying freeholds in Llanfyllin are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanfyllin you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanfyllin may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We're new to the buying process - had an offer accepted, but the property agent advised that the seller will only proceed if we instruct their recommended conveyancers as they want an ‘expedited deal’. We would rather use a family solicitor used to conveyancing in Llanfyllin
We suspect that the seller is not behind this demand. Should the owner desire ‘a quick sale', alienating a serious buyer is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred Llanfyllin conveyancing lawyers - not the ones that will earn the estate agent a commission or meet his conveyancing targets set by head office.