We are buying a 2 bedroom apartment in Penylan with a mortgage. We wish to retain our Penylan conveyancer, however the bank advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Penylan solicitor and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Penylan conveyancing lawyer to apply to be on the conveyancing panel.
Can your site be used to find a Conveyancing solicitor in Penylan even where I’m not purchasing or disposing of a house, for instance where I wish to buy a shop in Penylan with a mortgage from HSBC Bank?
The service is predominantly there to locate domestic conveyancing solicitors in Penylan but we have set out towards the end of this page a few Penylan commercial conveyancing firms. You should speak with the solicitors directly to establish if they can also act for HSBC Bank
Will my conveyancing lawyers need to check that the building insurance when buying a house in Penylan. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 25/4/2026, the requirements read as follows :
What is the difference between a licensed conveyancer and conveyancing solicitor in Penylan
There are two types of lawyers who can do conveyancing in Penylan namely licenced conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or purchase of property. Both are duty bound to execute Penylan conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that all requisite procedures will be appropriately adhered to.
I have decided to exercise my right to buy my property in Penylan off the council. I have a mortgage agreed with HSBC. 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 HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
Completion of my purchase has taken place for my property in Penylan. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Should our lawyer be asking questions concerning flooding during the conveyancing in Penylan.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Penylan. Some people will acquire a property in Penylan, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or by their solicitors which should give them a better appreciation of the risks in Penylan. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to discover whether the premises has ever been flooded. In the event that the residence has been flooded in past and is not disclosed by the seller, then a purchaser could issue a legal claim for losses resulting from an incorrect response. A purchaser’s lawyers will also commission an environmental report. This will reveal whether there is a recorded flood risk. If so, additional investigations should be initiated.
To what extent are Penylan conveyancing solicitors under an obligation to the Law Society to publish transparent conveyancing costs?
Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Penylan or beyond.