Me and my partner are purchasing a 1 bedroom apartment in Rhos On Sea with a mortgage. We like our Rhos On Sea solicitor, but the bank says she’s not on their "panel". It seems we have little choice but to appoint one of the lender panel firms or retain our Rhos On Sea solicitor as well as pay for one of their panel firms to represent them. We regard this is inequitable; can we not demand that the mortgage company use our Rhos On Sea property lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Rhos On Sea conveyancing solicitor to apply to be on the conveyancing panel.

I have given 2 months notice to my existing landlord and have to leave my rented apartment in Rhos On Sea by 25/3/2026. Conveyancing for my house purchase has just started. Is it possible to complete in six weeks as I wish to avoid having to move into short term accommodation?

It is unwise to provide notice on a rental until exchange of contracts has taken place. If you have not already done so, update to your lawyer and urge them to they cajole the sellers lawyers, try to get a realistic time scale from them that everyone will look to achieve

I am the registered owner of a freehold property in Rhos On Sea yet pay rent, why is this and what is this?

It’s unusual for properties in Rhos On Sea and has limited impact for conveyancing in Rhos On Sea but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

I am looking to buy a property and require a conveyancing solicitor in Rhos On Sea who is on the The Mortgage Works approved. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as Rhos On Sea. We dont recommend any particular firm.

I am looking for a conveyancing solicitor in Rhos On Sea for my house move. Is there any facility to check a firm’s record with the profession’s regulator?

Anyone can search for presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.