We were just about to exchange contracts for a garden flat in Crynant. We encountered a problem. Our loan offer with The Mortgage Works runs out on 26/1/2026 but the vendors are insisting on a completion date of 28/1/2026. Is it possible to extend the loan offer?
The best person to address this question is your conveyancer who should calculate whether he or she is better off negotiating with the mortgage broker, seller’s conveyancers, selling agents or possibly all three given the circumstances your transaction as of today.
I am assisting my step-mother sell her house in Crynant. Does the conveyancer commission an EPC or should I organise this?
After the demise of Home Packs, energy performance certificates remained a mandatory part of selling a house. An energy assessment should be to hand prior to the property being marketed. It is not something that lawyers ordinarily arrange. Where you are using a Crynant conveyancing practitioner they might help arrange energy assessments due to their contacts with reputable local providers
We previously appointed conveyancers based in Crynant on the HSBC solicitor approved list. They have just invoiced me a separate sum for the legal aspects of the HSBC mortgage. Is this a supplemental conveyancing fee specified by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The charge is not dictated by HSBC but by your Crynant solicitor. Plenty of firms on the HSBC panel will charge an ‘acting for lender’ fee and others do not.
I had an offer accepted on a house in Crynant on 9/10/2025, valuation was booked 4 days later, all came back fine. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Are Aldermore entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the guidance of my in-laws I had a survey completed on a house in Crynant ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies tend refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Crynant. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Crynant to see if the conveyancing will be more expensive.
Am I best advised to appoint a Crynant conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can carry out the legal work but her office is 300miles away.
The primary upside of using a high street Crynant conveyancing firm is that you can visit the firm to sign paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Crynant know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that must surpass using an unknown Crynant conveyancing lawyer just because they are Crynant based.
My partner and I are acquiring a first floor flat in Crynant. At the time of instructing our conveyancing practitioner, they told us that they were on all major UK bank panels. The mortgage broker contacted us yesterday to say that they are not on the Coventry BS approved list. Should that be true, what should we do? Should we simply choose a new conveyancing practitioner that is on their approved list or should we cover the costs for dual representation, with Coventry BS appointing their own preferred property lawyer.
Where you are acquiring a property with the assistance of a mortgage it is conventional for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to fulfill. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact Coventry BS to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Coventry BS's conveyancing panel and you may continue to use your own Crynant solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.