I am nearing exchange of contracts for my maisonette in Bartley Green and the EA has just e-mailed to advise that the purchasers are swapping law firm. The reason given is that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a big named lender only work with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Bartley Green ?
UK lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I have given 2 months notice to my existing landlord and have to be out of my let out apartment in Bartley Green by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in three weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not give notice for your tenancy until your lawyer suggests that you should. If you have not already done so, update to your lawyer and ask them to they cajole the other side, try to get a realistic time scale from them that everyone will work to achieve
I have just over seventy years remaining on my lease and need a lease extension for my apartment in Bartley Green. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 27/7/2025 the requirements read as follows :
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who handled the conveyancing in Bartley Green 5 years ago have long since closed. What are my next steps?
Gone are the days when you need to have the physical deeds to prove you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.
Due to the input of my in-laws I had a survey completed on a property in Bartley Green prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies will not grant a loan on such a premises.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bartley Green. Conveyancing will be smoother if you use a solicitor in Bartley Green especially if they regularly deal with such properties in Bartley Green.
My step-son is embarking on her first house purchase, he had his mortgage in principle. After the seller agreed the offer on the house we called the lender to progress the mortgage application. We were disappointed to learn that mortgage companies do not accept all lawyer, they need to be on their approved list, is this legal?
Mortgage Companies tend to imposes restrictions either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Bartley Green lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.