I am selling my ground floor flat in Cinderford and the EA has just text me to warn that the purchasers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. On what basis would a major lender only work with specific solicitors rather the firm that they want to select for their conveyancing in Cinderford ?
Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Our son-in-law is about to exchange on a house that has just been built in Cinderford with a home loan from Leeds Building Society. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I own a freehold residence in Cinderford but still pay rent, why is this and what is this?
It’s unusual for properties in Cinderford and has limited impact for conveyancing in Cinderford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Cinderford. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 30/10/2025, the requirements read as follows :
Me and my partner are purchasing a house in Cinderford. It might be a silly question but how we can trust a conveyancer? At some point we have to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are buying a 3 bedroom semi in Cinderford. We would like to an extension at the rear at the property.Will legal investigations on the property involve investigations to see if these works were previously refused?
Your solicitor will check the deeds as conveyancing in Cinderford can sometimes identify restrictions in the title deeds which restrict categories of alterations or necessitated the consent of a 3rd party. Some additions call for local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
We have agreed to purchase a house in Cinderford. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must comply with the formal requirements contained in Part two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease does not comply with these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Cinderford.
I need to instruct a conveyancing solicitor for sale conveyancing in Cinderford. I've chance upon a site which appears to be the perfect answer If there is a chance to get all formalities done via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?