We are buying a 2 bedroom flat in Harleston with a mortgage. We like our Harleston solicitor, but the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Harleston lawyer and pay for one of their panel firms to represent them. This seems very unfair; can we not require that the bank use our Harleston conveyancer ?
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. A further alternative is for your Harleston conveyancing solicitor to apply to be on the conveyancing panel.
Will our conveyancer be raising questions regarding flooding as part of the conveyancing in Harleston.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Harleston. There are those who acquire a house in Harleston, completely 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, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a various searches that can be initiated by the purchaser or by their solicitors which will figure out the risks in Harleston. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a purchaser could commence a claim for damages as a result of such an inaccurate reply. A purchaser’s conveyancers should also commission an enviro report. This should disclose if there is a recorded flood risk. If so, further investigations should be carried out.
I opted to have a survey completed on a house in Harleston prior to instructing lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies tend refuse to give a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Harleston. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I will soon spend hundreds of thousands of pounds on 3 bedroom house in Harleston I wish to have a conversation with the lawyer about myhouse move prior to instructing the firm. Is this something that you can arrange?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your conveyancing in Harleston.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Harleston should be the amount on the final invoice that you end up paying.
In sourcing the internet for the phrase on line conveyancing in Harleston it reveals many property lawyersin the area. How do I determine which is the suitable solicitor for my move?
The preferential way of choosing a suitable conveyancer is through a personal recommendation, so ask friends and those you trust who have purchased a property in Harleston or the local estate agent or financial adviser. Fees for conveyancing in Harleston vary, so it's sensible to obtain a minimum of four fee calculations from different solicitors. Dont forget to clarify what costs in the quote includes.
My fiance and I yesterday discovered that one of the partners of the law firm undertaking the purchase conveyancing in Harleston is is the sister of the seller. Is this permitted?
On the basis that there is no conflict of interest this should be fine. Where you are obtaining mortgage finance then the lender may have a say as many banks have specific instructions concerning this. For example for Halifax as of 9/10/2026, the requirements read as follows :