I am not in a position to travel far from Aberdare. Can you please clarify why all Aberdare conveyancing practitioners are not on all bank panels?
Lenders highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. This led to banks and building societies removing a number of firms from their panel of approved property lawyers .
Is it the case that all Aberdare CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved firms?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
is it true that all Aberdare solicitor firms on the Co-operative conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
My offer was accepted on a house in Aberdare on 7/10/2025, valuation was booked 3 days later, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Are Santander 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 Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a flat up to £235,500 and identified one near me in Aberdare I like with amenity areas and station in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Aberdare in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
I need to instruct a conveyancing lawyer in Aberdare for my home move. Is there any facility to review a solicitor's record with the legal regulator?
One may search for presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.
Our offer on semi in Aberdare was agreed to, the owner does however have an associated purchase. The vendors have offered on on an apartment, however it’s not been accepted yet, and are looking at other properties in the pipeline. I have chosen a local conveyancing lawyer in Aberdare. What should be my next step? When should I get the mortgage application with Kent Reliance started with Kent Reliance?
It is normal to have apprehensions where there is a chain given your reluctance to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Aberdare conveyancing search charges, etc). First, you must check that your lawyer is on the Kent Reliance conveyancing panel. Concerning the subsequent steps this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a hot market many purchasers would apply for the mortgage with Kent Reliance and pay for the survey and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.