We are purchasing a 3 bedroom flat in Didsbury with a mortgage. We like our Didsbury lawyer, but the lender says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Didsbury solicitor and pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the bank use our Didsbury conveyancing practitioner ?
No, not really. 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. Another option that might be available is for your Didsbury conveyancing solicitor to apply to be on the conveyancing panel.
We are a couple about to exchange contracts for a ground floor flat in Didsbury. We encountered a problem. The loan offer with Yorkshire Building Society expires on 24/9/2026 but the vendors are putting forward a completion date of 28/9/2026. Is it possible to extend the loan expiry date?
The person best placed to deal with your concern is your conveyancer who will hopefully determine if he or she is better off negotiating with the mortgage company, vendor’s lawyers, selling agents or indeed all three given what has happend in your transaction to date.
My fiance and I wish to acquire a purpose built apartment in Didsbury with a mortgage from Halifax.We have a Didsbury conveyancing practitioner but Halifax says she’s not listed on their "panel". It seems we are left with little choice but to instruct a Halifax panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Halifax use our lawyer?
No, not really. The mortgage offered to you contains terms and conditions, a common one being that conveyancers must be on the Halifax approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Halifax
When it comes to lenders such as Bank of Ireland, do Didsbury conveyancing practitioners face a fee to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
After shopping around on the internet I have found a Didsbury conveyancer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Didsbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
UBS have agreed my mortgage in principle, my bid on a house in Didsbury has been accepted, what are the next steps?
Your estate agent will want to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Telephone UBS or your broker and complete any relevant forms. UBS will instruct a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. UBS will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Didsbury.
I used Stirling Law a few years past for my conveyancing in Didsbury. Now, I need my documents however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Didsbury of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Didsbury with a mortgage from Godiva Mortgages Ltd. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my lawyer about this side-deal as it may put at risk 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.