We are hoping to acquire a 1 bedroom apartment in Penrhyndeudraeth with a mortgage. We like our Penrhyndeudraeth lawyer, but the bank says she’s not on their "panel". It seems we have no choice but to appoint one of the lender panel solicitors or continue with our Penrhyndeudraeth lawyer and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Penrhyndeudraeth conveyancing solicitor to apply to be on the conveyancing panel.
I own a freehold residence in Penrhyndeudraeth yet invoiced for rent, why is this and what is this?
It is rare for properties in Penrhyndeudraeth and has limited impact for conveyancing in Penrhyndeudraeth but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Penrhyndeudraeth?
There are many recorded licenced Conveyancers in Penrhyndeudraeth and Solicitor practices in Penrhyndeudraeth to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
is it true that all Penrhyndeudraeth solicitor practices on the Leeds Building Society conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be regulated by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.
My offer was accepted on a house in Penrhyndeudraeth on 17/9/2025, valuation was booked 2 days later, received a clean bill of health. Solicitor instructed, so the only thing outstanding 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?
A lender would 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 have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Penrhyndeudraeth I like with a park and transport links nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Penrhyndeudraeth for this price, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage that many years may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Penrhyndeudraeth and how can you help?
The particular law that you refer to affords protection to business lessees, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Penrhyndeudraeth
Am I best advised to go with a Penrhyndeudraeth conveyancing solicitor who is local to the property I am hoping to buy? An old friend can carry out the legal formalities but they are based approximately 350kilometers drive away.
The benefit of a high street Penrhyndeudraeth conveyancing practice is that you can visit the firm to execute documents, deliver your ID and pester them if necessary. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were content that must outweigh using an unknown Penrhyndeudraeth conveyancing solicitor just because they are Penrhyndeudraeth based.