My wife and I are purchasing a 3 bedroom flat in Cuckfield with a mortgage. We would like to retain our Cuckfield conveyancer, but the bank advise she’s not on their "panel". It appears that we have little choice but to appoint one of the bank panel firms or retain our Cuckfield conveyancing practitioner and pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Cuckfield conveyancing lawyer to apply to be on the conveyancing panel.
We note that you have a search directory listing solicitors on the Santander conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Cuckfield?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cuckfield.
I had a mortgage agreed in principle with Coventry BS. Cuckfield conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
There is no definitive answer here. Have Coventry BS completed the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Cuckfield solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I had an offer accepted on an apartment in Cuckfield on 1/5/2026, valuation was booked five days after, all came back fine. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying a new build apartment in Cuckfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cuckfield
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There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Due to the encouragement of my in-laws I had a survey completed on a property in Cuckfield prior to appointing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may refuse to grant a mortgage on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cuckfield. Conveyancing may be slightly more expensive based on your lender's requirements.
My cousin has suggested that I instruct his conveyancers in Cuckfield. Do I take his recommendation?
Much as we are happy to recommend a Cuckfield conveyancing lawyer the ideal way to choose a conveyancing lawyer is to have recommendations from friends or relatives who have previously instructed the solicitor that you are contemplating using.