We are buying a 3 bedroom apartment in Cullompton with a mortgage. We like our Cullompton conveyancer, but the bank says she’s not on their "panel". It seems we have no choice but to select one of the bank panel solicitors or retain our Cullompton conveyancing practitioner as well as pay for one of their panel ones to represent them. This seems 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 bank’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 Cullompton conveyancing lawyer to apply to be on the conveyancing panel.
Can the conveyancing lawyers listed on your site conduct auction conveyancing in Cullompton?
We know of a few niche lawyers we can connect you with those specialising in auction conveyancing. Cullompton is just one of the many areas of where our lawyers have offices.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Cullompton. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/1/2025, the requirements read as follows :
Are all Cullompton Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved solicitors?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I have a mortgage with UBS for my property in Cullompton. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
UBS must be informed of your intention prior to renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.
Completion of my remortgage has taken place for my property in Cullompton. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am purchasing a new build house in Cullompton with a loan from Bank of Scotland. The builders refused to reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it will impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
How simple is it to change firm as I need to instruct a firm on the Bank of Scotland conveyancing panel. I had appointed a family conveyancing solicitor in Cullompton five minutes from me but the firm is not accepted by Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Cullompton on the Bank of Scotland panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Cullompton. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Cullompton.