I am in the process of selling my flat in Earlswood and the EA has just text me to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. Why would a big named mortgage company only deal with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Earlswood ?
UK lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I have given 2 months notice to my existing landlord and have to vacate my let out property in Earlswood by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 4 weeks as don't want to have to move into temporary accommodation?
The normal practice is not to serve notice for your letting unless you have exchanged. Assuming that you have not already done so, update to your conveyancer and ask them to they seek the assistance the owners lawyers, try to get a realistic time scale from them that everyone will work to achieve
Can your site be used to find a Conveyancing solicitor in Earlswood even if I’m not buying or selling a house, for example if I intend to acquire an office in Earlswood with a loan from Skipton Building Society?
Our search tool is predominantly used to select domestic conveyancing solicitors in Earlswood but we have set out towards the end of this page a few Earlswood commercial conveyancing firms. You should enquire with the firm directly to check if they are also authorised to represent Skipton Building Society
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Earlswood. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 26/5/2025, the requirements read as follows :
I am purchasing my first flat in Earlswood with a mortgage from Virgin Money. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about the side-deal as it could impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 conveyancing solicitor in Earlswood is asking me for ID documents stating that this forms part of his requirements as a conveyancer on the bank Conveyancing panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Earlswood