We are purchasing a property and need a conveyancing solicitor in Llanbrynmair who is on the Bank of Ireland conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Llanbrynmair.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Llanbrynmair. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 15/7/2025, the requirements read as follows :

I'm buying my first flat in Llanbrynmair with a loan from Santander. The developers would not move on the price so I negotiated 6k of extras instead. The estate agent told me not disclose to my conveyancer about the side-deal as it would jeopardize my mortgage with Santander. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Llanbrynmair is where the house is located. Can you offer any opinion?

Flying freeholds in Llanbrynmair are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanbrynmair you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanbrynmair may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Am I right to be suspicious that brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Llanbrynmair conveyancing firm?

As with lots of professional services, often input from connections can be very helpful. But there are numerous people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and banks may put forward conveyancers to instruct. Sometimes these solicitors might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the discretion to choose your preferred conveyancer. Don't forget that some lenders operate an approved list of law firms you must use for the mortgage aspect of your home move.