I am nearing exchange of contracts for my house in Fulwell and the EA has just text me to say that the purchasers are changing their solicitor. The excuse is that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a major lender only engage with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Fulwell ?
Lenders have always had panels of law firms that can represent them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
I have given 8 weeks notice to my existing landlord and have to leave my rented property in Fulwell by 24/10/2025. Conveyancing on my purchase is progressing. Is it possible to complete in a couple of weeks as I wish to avoid having to move into temporary accommodation?
The normal practice is not to give notice for your tenancy until you have exchanged. If you have not already done so, contact to your conveyancer and urge them to they apply pressure on the sellers solicitors, try to get a realistic time scale from them that everyone will aim to achieve
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Fulwell. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/9/2025, the requirements read as follows :
My wife and I buying a end of terrace house in Fulwell. We would like to carry out an extension to the side at the property.Will legal investigations on the property include enquiries to determine if these alterations are prohibited?
Your solicitor should check the deeds as conveyancing in Fulwell can occasionally reveal restrictions in the title deeds which restrict certain alterations or require the consent of another owner. Some extensions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I have been told by my conveyancer that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Fulwell?
The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I currently have a mortgage with Nottingham for my property in Fulwell. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?
Your original mortgage agreement with Nottingham will provide that you need their approval before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel lawyer.
I am buying my first flat in Fulwell with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not disclose to my lawyer about this extras as it may adversely affect 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 business partner and I are looking to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Fulwell for under 1500k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Fulwell, including the sale and purchase of businesses as well as simply property. If you are looking to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. As for the costs these will vary based on the structure and nuances of the deal. Please provide us with your contact information or email so as to enable us to supply you with comprehensive commercial conveyancing calculation.