My wife and I are buying a 1 bedroom flat in Rhiwbina with a mortgage. We like our Rhiwbina solicitor, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Rhiwbina as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; is there anything we can do?

No, not really. 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. A further alternative is for your Rhiwbina conveyancing lawyer to apply to be on the conveyancing panel.

We are purchasing a house and need a conveyancing solicitor in Rhiwbina who is on the conveyancing panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Rhiwbina.

Are all Rhiwbina Conveyancing Quality Solicitors on the conveyancing list of approved practices?

A selection of banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership 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 solicitors wishing to join their approved list of firms.

We previously instructed conveyancing lawyers based in Rhiwbina on the solicitor approved list. They are now charging me a supplemental sum for handling the mortgage. Is this a supplemental conveyancing fee specified by ?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your may charge a fee for this. This charge is not set by but by your Rhiwbina . Some firms on the panel will levy an ‘acting for lender’ fee and others do not.

Intending to buy a house in Rhiwbina. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rhiwbina is on the conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Rhiwbina. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be 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 Rhiwbina

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.

We're novice buyers - had an offer accepted, yet the selling agent advised that the vendor will only move forward if we appoint the agent's chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Rhiwbina

We suspect that the owner is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you intend to use your own,trusted Rhiwbina conveyancing solicitors - not the ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing figures demanded by HQ.