My conveyancer has identified a a problem with the lease for the property we are buying in Castleton. The other side have put forward title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer has advised that he must check that the bank is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. 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 lawyer will have no choice but to discontinue acting for you.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Castleton. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/1/2026, the requirements read as follows :
is it true that all Castleton solicitor practices on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
I am purchasing a property in Castleton. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
As your lender is Principality your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Principality where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Castleton.
After shopping around on the internet I have found a Castleton solicitor having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Castleton postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Castleton.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Castleton?
Its becoming the norm that commercial conveyancing solicitors in Castleton will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Castleton. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Castleton.
For every commercial conveyancing transaction in Castleton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Castleton commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Castleton.
Am I right to be concerned about brokers that I am dealing with are suggesting a national conveyancing firm rather than a local Castleton conveyancing company?
As is the case with many professional services, often referrals from connections can be worth their weight in gold. But there are many players in a conveyancing matter; estate agents, mortgage brokers and banks might all suggest solicitors to instruct. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the endorsement. You are at liberty to select your own lawyer. However, bear in mind that many mortgage providers operate an approved list of conveyancers you are obliged to use for the mortgage related work in your transaction.
In my capacity as executor for the will of my father I am disposing of a property in Cardiff but I am based in Castleton. My lawyer (who is 300 kilometers awayhas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Castleton to witness this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Castleton based