I can't travel far from Ruthin. Is there a reason why all Ruthin property lawyers aren't included on all lender panels?

Before the recession most banks exhibited an attitude to risk which is different from today. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which concluded: know the lawyers on your panel. As a result, mortgage companies have subsequently looked to extract more information from law firms about their processes and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Many law practices have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum amount of transactions the mortgage companies set.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Ruthin?

There are many registered licenced Conveyancers in Ruthin and Solicitor firms in Ruthin who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We had chosen conveyancing lawyers located in Ruthin on the Barclays solicitor panel. They have just billed me a further amount for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. This charge is not set by Barclays but by your Ruthin property lawyer. Some firms on the Barclays panel will quote an ‘acting for lender’ fee and others do not.

My offer was accepted on an apartment in Ruthin on 14/10/2025, valuation was booked 3 days after, received a clean bill of health. Conveyancer retained, 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. Can the lender hold off the offer?

Mortgage companies tend not to not issue an offer 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.

The estate agent has sent us the confirmation of our purchase of a new build flat in Ruthin. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ruthin

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I decided to have a survey carried out on a property in Ruthin in advance of retaining conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of house.

It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ruthin. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ruthin to see if the conveyancing will be more expensive.

Is planning permission required to convert a house into two appartments in Ruthin? This has taken place to a property adjacent to my house in Ruthin and was not aware of it happening until it was done.

Planning permission is required for converting a single house in Ruthin into flats but possibly not for converting once again to single dwelling-house so, in answer to your question, yes,a it is needed.