I am obtaining a mortgage with Santander. I would like to enlist the help of a Licensed Conveyancer in Danbury. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My partner and I are purchasing a new build flat in Danbury and my conveyancer is advising me that she has to the bank to reveal incentives from the seller. The Estate Agents are hassling me to exchange and I don't want to prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
What happens if my solicitor is expelled from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Danbury?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am helping my aunt sell her flat in Danbury. Does the conveyancer arrange the energy assessment or it is for me to coordinate?
Following the demise of HIPs, EPC’s was retained a compulsory component of moving property. An EPC needs to be commissioned before the property is put on the market. This is not as aspect of the sale process that conveyancers normally arrange. If you are using a Danbury conveyancing solicitor they might help arrange EPC’s given their contacts with reputable local energy assessors
My lawyer has informed me that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Danbury conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
My offer was accepted on a property in Danbury on 5/8/2026, valuation was booked 4 days later, all came back fine. Solicitor instructed, 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. Can the lender hold off the offer?
Mortgage companies tend not to 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.
Am I better off to instruct a Danbury conveyancing practitioner who is local to the property I am buying? I have an old university friend who can execute the conveyancing however his firm is located 300kilometers away.
The primary upside of using a local Danbury conveyancing practice is that you can attend the office to sign documents, hand in your ID and pester them if necessary. Having local Danbury know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were happy that should outweigh using an unknown Danbury conveyancing solicitor just because they are Danbury based.
Are Danbury conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Danbury or across England and Wales.