I have just been advised by my mortgage adviser that my Llandysul property lawyer is not on the lender Conveyancing panel. How can I be sure if this is correct?
Your first step should be to contact your Llandysul conveyancer. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Llandysul conveyancing firm that is on the conveyancing panel for your lender.
My partner and I are refinancing our apartment in Llandysul with Co-operative. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Co-operative conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Co-operative. This is solely used to protect Co-operative if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Co-operative had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Llandysul. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 20/1/2026, the requirements read as follows :
I am assisting my step-mother sell her flat in Llandysul. Will the solicitor order an energy performance certificate or should I organise this?
After the abolition of HIPs, EPC’s was maintained a required element of moving property. An energy performance certificate should be to hand before the property is put on the market. It is not something that solicitors ordinarily organise. If you are instructing a Llandysul conveyancing lawyer they might help arrange EPC’s due to their contacts with long established Llandysul energy assessors
My wife and I purchasing a victorian detached house in Llandysul. The intention is to an extension at the rear at the property.Will legal due diligence on the property involve enquiries to see if these works were previously refused?
Your property lawyer will review the deeds as conveyancing in Llandysul can sometimes reveal restrictions in the title deeds which prohibit categories of alterations or need the consent of a 3rd party. Certain additions need local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Leeds Building Society have agreed my home loan in principle, my offer on a flat in Llandysul has been accepted, what are the next steps?
The property agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Contact Leeds Building Society or the broker and finalise any outstanding paperwork. Leeds Building Society will appoint a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llandysul.
How does conveyancing in Llandysul differ for newly converted properties?
Most buyers of new build premises in Llandysul approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Llandysul tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llandysul or who has acted in the same development.