I am not well enough to travel far from Benton. Can you please clarify why all Benton lawyers aren't included on all bank panels?
A decade ago most mortgage companies demonstrated an attitude to risk which differs from the current day. The FSA in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, mortgage companies have subsequently looked to extract more data from law firms regarding their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum volume of transactions the lenders required.
We were just about to sign contracts for a freehold house in Benton. We have hit a snag. Our loan offer with Godiva Mortgages Ltd runs out on 11/11/2026 but the vendors are suggesting a completion date of 13/11/2026. Is it possible to extend the mortgage expiry date?
The best person to deal with your issue is your solicitors who will hopefully determine whether they corresponding with the bank, vendor’s representatives, estate agents or possibly all three given what has happend in your house move to date.
Can you clarify what the consequences are if my solicitor is expelled from the Coventry BS Solicitor panel ahead of completing my conveyancing in Benton?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
When it comes to mortgage companies such as Nottingham, do Benton conveyancing practitioners face a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
My husband and I have arranged a further advance on our home loan from Leeds Building Society as we want to carry out alterations to our house in Benton. Are we obliged to select a high street Benton solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?
Leeds Building Society would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
My offer was accepted on a house in Benton on 21/7/2026, valuation was booked 3 days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I purchased a semi-detached Edwardian house in Benton. Conveyancing lawyer represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Benton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the purchase.
How easy is it to transfer to a new firm as I have to retain one who is on the Alliance & Leicester conveyancing panel. I was using a local conveyancing solicitor in Benton five minutes from me but he is not accepted by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Benton on the Alliance & Leicester panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Benton. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Benton.