We are buying a 3 bedroom apartment in Cookley with a mortgage. We have a Cookley lawyer, but the bank says she’s not on their "panel". It seems we have no option but to instruct one of the bank panel solicitors or retain our Cookley lawyer as well as pay for one of their panel ones to act for them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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. A further alternative is for your Cookley conveyancing lawyer to apply to be on the conveyancing panel.
Why is leasehold purchase conveyancing in Cookley is more expensive?
In short, leasehold conveyancing in Cookley and Worcestershire usually warrants more work compared to freehold conveyancing. This includes lease investigation, liaising with the landlord concerning serving applicable notices, securing current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Cookley. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/10/2025, the requirements read as follows :
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial land in Cookley?
Its becoming the norm that commercial conveyancing solicitors in Cookley will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Cookley. 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 Cookley.
For each commercial conveyancing transaction in Cookley it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Cookley commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Cookley.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who conducted the conveyancing in Cookley 10 years ago are no longer around. What do I do?
In today’s world there are copies made of almost everything, and your solicitor should be aware exactly where to find all the relevant paperwork so you may buy or sell your house without a hitch. If copies can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against future claims on the property.
I'm buying my first flat in Cookley with a loan from Virgin Money. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not reveal to my lawyer about the deal as it would affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.