My fiance and I are purchasing a newbuild flat in Blagdon with a homeloan from The Mortgage Works.We use our Blagdon conveyancing solicitor but The Mortgage Works informed us his firm is not on their "panel". We have to appoint a The Mortgage Works panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan offered to you is subject to its various provisions, one of which will be that solicitors must be on the The Mortgage Works solicitor panel. Until recently, most banks 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for The Mortgage Works
Are all Blagdon Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved practices?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We expect to receive a OIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Blagdon solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Blagdon solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
My offer was accepted on a house in Blagdon on 6/1/2026, valuation was booked 4 days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Blagdon is where the house is located. Can you offer any advice?
Flying freeholds in Blagdon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blagdon you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blagdon may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I be concerned about brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Blagdon conveyancing firm?
As with many professional services, often suggestions from connections can be worth their weight in gold. Yet there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend lawyers to appoint. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are free to select your own conveyancer. Don't forget that the majority of lenders have an approved list of solicitors you must use for the mortgage aspect of your home move.
My husband and I are novice buyers - agreed a price, but the property agent has warned us that the owners will only issue a contract if we use their preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Blagdon
We suspect that the owner is unaware of this request. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated buyer is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Blagdon conveyancing firm - not the ones that will earn their negotiator at the agency a commission or achieve conveyancing thresholds set by senior management.
How and when do I cover the costs of stamp duty payable for my Blagdon house purchase?
The majority of conveyancing practitioners will fill out a stamp duty return on your behalf during your Blagdon conveyancing transaction for signature. After completion your conveyancing practitioner will submit the STL application to the Inland Revenue and - assuming they have the money - pay any tax bill due on your behalf.