Me and my partner are buying a flat in Elmswell. My Solicitor has never been on on the lender approved panel. Can I still use my Elmswell conveyancing solicitor notwithstanding that they are not on the lender panel?
You have a couple of options open to you here
- Proceed with your existing Elmswell lawyer but your bank will no doubt use a solicitor on their approved list. This will result in additional fees together with probable delay.
- Appoint a new lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your property lawyer to do everything possible to get accepted on the bank’s conveyancing panel
Is there a search tool that I can utilise to find out if the solicitor conducting my conveyancing in Elmswell is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus spending £187.00 plus VAT in further conveyancing invoice.
Feel free to take advantage of the search tool on this page. Please choose the mortgage company and type ‘Elmswell’ or your location and you will discover a number of lawyer offices in Elmswell or nearest you.
If you had a top tip for selecting a conveyancing solicitor in Elmswell what would it be?
We would encourage you not to base your choice on the cheapest Elmswell conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Elmswell?
There are two types of lawyers who can carry out conveyancing in Elmswell namely licenced conveyancers or solicitors. Both professionals provide the legal services that required to complete the sale or acquisition of property. Both are required to handle Elmswell conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly conducted and that all requirements and procedures will be appropriately taken.
My offer was accepted on a property in Elmswell on 27/6/2025, valuation was booked 2 days after, received a clean bill of health. Property lawyer retained, 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 a mortgage 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.
My wife and I have a semi-detached Edwardian house in Elmswell. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Elmswell and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing lawyer who carried out the work.
I'm purchasing my first flat in Elmswell benefiting from help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not disclose to my conveyancer about the side-deal as it will put at risk my mortgage with Godiva Mortgages Ltd. 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.
How do I use your search tool to get a fee calculation from a conveyancing solicitor in Elmswell on the panel for my mortgage?
First pick a mortgage company such as Yorkshire Building Society, Bank of Scotland or Barclays Direct then specify your preferred area a common one being Elmswell. Conveyancing firms in Elmswell and across England and Wales should be identified.