We are planning to purchase a 3 bedroom flat in New Quay with a mortgage. We have a New Quay conveyancer, but the bank advise he's not on their "panel". It seems we have little option but to use one of the mortgage company panel conveyancing practices or retain our New Quay solicitor and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 New Quay conveyancing solicitor to apply to be on the conveyancing panel.
Our lawyer has discovered a defect with the lease for the flat we are buying in New Quay. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancing practitioner says that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
Completed the sale of my flat in New Quay last August but my buyer keeps e-mailing every few hours complaining that her solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your disposal your lawyer should send the transfer documentation and all additional paperwork to the buyer’s conveyancer. If applicable, your solicitor must also send confirmation that the mortgage has been paid off to the buyers lawyers. There are no post completion procedures peculiar conveyancing in New Quay.
Have just purchased a probate house at auction in New Quay. Conveyancing is necessary. What is next?
Having legally committed yourself to purchase you must choose a conveyancing solicitor soon as you now have a fast approaching deadline in which to complete the purchase. All auction property will ordinarily have an associated legal pack. This will likely include evidence of title and search results. In the case of leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to hand this to the solicitor working for you at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.
We have agreed to purchase a house in New Quay. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Coventry BS your lawyer must comply with the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease does not meet these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to New Quay.
My offer was accepted on an apartment in New Quay on 25/8/2026, valuation was booked five days later, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Are Barclays entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Wolstenholmes a few years ago for my conveyancing in New Quay. I now require my papers however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in New Quay of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in New Quay with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not inform my conveyancer about the side-deal as it would put at risk my loan with Britannia. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.