My wife and I are planning to buy a 2 bedroom flat in Downend with a mortgage. We like our Downend conveyancer, but the mortgage company says she’s not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel solicitors or continue with our Downend conveyancer and pay for one of their panel firms to act for them. We regard 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 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 Downend conveyancing solicitor to apply to be on the conveyancing panel.
I have Fifty Six years remaining on my lease and need a lease extension for my flat in Downend. Conveyancing solicitors on the Virgin panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/1/2025 the requirements read as follows :
A relative informed me that in purchasing a property in Downend there may be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Downend which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Downend should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are due to move home in April. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Downend. Conveyancing solicitor was found before I stumbled across this website.
On the day of completion you can pick up the house keys from your selling agent however this should only take place when the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you should advise the removal company that you are ready to move in. We do not recommend a specific removal organisation but can assist you in choosing a conveyancing in Downend or a firm that specialises in conveyancing in Downend.
Is there a list of Nottingham panel conveyancers in Downend on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association websites. Very few lenders make their panel listings viewable on the web. Where you are in need of a Downend lawyer on the Nottingham please use our facility.
I am buying a new build house in Downend with a mortgage from Nottingham Building Society. The sellers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this side-deal as it would affect my loan with the lender. 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.
My brother has recommend that I appoint his lawyers for conveyancing in Downend. Should I choose my own conveyancer?
Much as we are happy to recommend a Downend conveyancing lawyer the best way to choose a conveyancing lawyer is to get recommendations from friends or relatives who have actually previously instructed the solicitor you're considering.
Me and my fiance have recently had an offer accepted on a flat and had an appointment on Monday with HSBC for the mortgage. They warned us that when it comes to appointing a property lawyer that unless they are on their approved panel of conveyancing practitioners then we will incur an extra charge of about two hundred pounds. This is is due to the fact that they will then have to appoint a conveyancer to act for them as well as the one we choose to act on our behalf and we are liable for their costs. I have requested HSBC to furnish me with a list so I can seek estimates only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?
Ask HSBC what their criteria for panel membership is for a conveyancer.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for HSBC historically. If the answer to those is yes, then just clarify this with HSBC. Alternatively please utilise our search tool and we may be able to find you a solicitor in Downend on the approved list for HSBC.