We are buying a 3 bedroom flat in Farringdon with a mortgage. We would like to retain our Farringdon conveyancer, however the bank advise he's not on their "panel". It appears that we have no choice but to instruct one of the mortgage company panel conveyancing practices or keep our Farringdon conveyancing practitioner as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
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 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 Farringdon conveyancing lawyer to apply to be on the conveyancing panel.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Farringdon conveyancer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
My offer was accepted on a property in Farringdon on 26/8/2025, valuation was booked 3 days later, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Leeds Building Society have agreed my mortgage in principle, my offer on a apartment in Farringdon has been agreed to, what happens next?
Your property agent will want to be informed of your conveyancing practitioner's details (ensure that the lawyers are on the lender’s panel). Contact Leeds Building Society or the financial adviser and finalise any relevant documentation. Leeds Building Society will sellect a valuer who will get in contact with the estate agent or owners to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Leeds Building Society will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Farringdon.
Will our lawyer be raising enquiries about flooding as part of the conveyancing in Farringdon.
The risk of flooding is if increasing concern for lawyers dealing with homes in Farringdon. Plenty of people will acquire a property in Farringdon, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their solicitors which will give them a better appreciation of the risks in Farringdon. The standard property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to find out whether the premises has suffered from flooding. If the residence has been flooded in past and is not disclosed by the seller, then a buyer could bring a claim for damages as a result of such an incorrect response. A purchaser’s conveyancers may also commission an environmental search. This should disclose if there is any known flood risk. If so, additional inquiries will need to be initiated.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Farringdon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Farringdon
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I decided to have a survey done on a property in Farringdon ahead of appointing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies will refuse to give a loan on such a house.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Farringdon. Conveyancing will be smoother if you use a solicitor in Farringdon especially if they regularly deal with such properties in Farringdon.
I am looking to sell my property. My past conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Farringdon if that makes a difference.
Do use our search tool to help you choose a solicitor for your conveyancing in Farringdon. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.