I can't travel far from Croesyceiliog. Please clarify why all Croesyceiliog conveyancers are not on all bank panels?
Before the recession most banks demonstrated an approach to risk which differs from the current day. The financial regulator in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the solicitors on your panel. As a result, banks have subsequently requiredmore data from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum volume of transactions the lenders required.
Do banks and building societies provide you with an approved list of Croesyceiliog conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?
Croesyceiliog conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
Is it the case that all Croesyceiliog CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved firms?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
After weeks of negotiation I have agreed a price on a house in Croesyceiliog. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. Soon after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Principality 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 Principality 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.
I had an offer accepted on a house in Croesyceiliog on 22/12/2025, valuation was booked 3 days after, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
My partner and I are close to exchanging contracts on the sale of our home in Croesyceiliog and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Croesyceiliog. Having lived in Croesyceiliog for three years we know of no issue. Do we get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Are there restrictive covenants that are commonly identified as part of conveyancing in Croesyceiliog?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Croesyceiliog. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’