My fiance and I are hoping to purchase a property in Llanrumney and have appointed a Llanrumney conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. HSBC Bank have this morning contacted us to advise us that they have now hit a problem as our Llanrumney lawyer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Llanrumney solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
My partner and I intend to remortgage our penthouse in Llanrumney with RBS. 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. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of questions (1) Is this document specific to the RBS conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong 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 RBS. This is solely used to protect RBS 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 RBS 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.
Can your site be used to locate a Conveyancing solicitor in Llanrumney even where I’m not buying or disposing of a house, for instance where I intend to acquire an office in Llanrumney with a mortgage from The Mortgage Works?
The service is mainly utilised to locate residential conveyancing solicitors in Llanrumney but we have set out at the end of this page a few Llanrumney commercial conveyancing firms. You should make contact with the firm directly to see if they are also authorised to represent The Mortgage Works
Should my conveyancer be raising questions concerning flooding during the conveyancing in Llanrumney.
The risk of flooding is if increasing concern for lawyers dealing with homes in Llanrumney. Some people will buy a property in Llanrumney, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Llanrumney. The conventional set of information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a purchaser could bring a compensation claim as a result of such an inaccurate response. A buyer’s solicitors will also carry out an enviro search. This should disclose if there is any known flood risk. If so, additional investigations should be conducted.
How does conveyancing in Llanrumney differ for new build properties?
Most buyers of new build residence in Llanrumney come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Llanrumney typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Llanrumney or who has acted in the same development.
I acquired a flat in Llanrumney last 9/6/2025 and to date it is still not recorded with HMLR. It was part of a new estate and my property lawyer told me that it can take one year to register. I have spoken with HMLR directly and they say that the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
It is your conveyancing practitioner that you must get in touch with in order to satisfy any questions which have arisen as part of the registration process for your Llanrumney property. Normal Llanrumney conveyancing practice includes an undertaking on the part of the vendor’s solicitor that they will assist in resolving any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.