My wife and I intend to remortgage our penthouse in Llanfyllin with Clydesdale. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Clydesdale conveyancing panel as he never had to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Clydesdale conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Clydesdale. This is solely used to protect Clydesdale if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Clydesdale had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Why is leasehold purchase conveyancing in Llanfyllin costs more?
Llanfyllin leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Llanfyllin. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 24/11/2025, the requirements read as follows :
How can we tell if a Llanfyllin conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Llanfyllin obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your transaction.
I recently had an offer agreed on a house in Llanfyllin. My financial adviser suggested a conveyancer. I paid an advanced payment of £225. A couple of days later, the property lawyer called me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Llanfyllin solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. You may wish to consider appointing your own Llanfyllin surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I require fast conveyancing in Llanfyllin as I am under a deadline to sign on the dotted line in less than 2 weeks. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not obtaining a home loan you have the choice not to have searches conducted although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Llanfyllin the following are examples of what can arise and therefore impact future mortgageability: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...
My friend mentioned that before selecting a conveyancing firm they need approved by your lender. I am a FTB but I have an AIP from Halifax and I already have a family conveyancing solicitor in Llanfyllin in place. Does Halifax insist on an approved solicitor to be instructed? If so, where can I find that list so I can choose a conveyancing lawyer in Llanfyllin?
You need to use a solicitor that is on the Halifax panel. The first thing to do is call your chosen Llanfyllin conveyancing lawyer to check if they are on the Halifax panel. If they are not approved you have a couple of options available to you here:
- Complete the purchase with your existing Llanfyllin conveyancing practitioner but Halifax will need to instruct a lawyer from their approved list. The net impact is additional cost and probable interruption.
- Appoint a new lawyer to act in the purchase, not forgetting to check that they are on the Halifax conveyancing panel.
- Appeal to your solicitor to apply to join the mortgage company panel.