My husband and I are buying a 3 bedroom apartment in Harrold with a mortgage. We like our Harrold conveyancer, but the bank says he's not on their "panel". It appears that we have no choice but to use one of the bank panel conveyancing practices or keep our Harrold property lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Harrold conveyancing lawyer to apply to be on the conveyancing panel.
I am planning on selling our property in Harrold and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Harrold lawyer would know that there is no such problem. It does beg the question why the buyers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Harrold. Having lived in Harrold for three years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Harrold differ for new build properties?
Most buyers of new build property in Harrold contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Harrold typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Harrold or who has acted in the same development.
I'm converting the mortgage on my primary house to a BTL mortgage with Lloyds TSB Bank and I will use the rest of the raised equity as a down payment on a second property. The area we are looking at is Harrold. Will your solicitors be able to act for both sets of lenders and link together the two deals?
Do use our search tool on this page to ensure that the solicitors are approved by both banks. Assuming that they are the lawyer will be able to connect the two deals but you should talk with you lawyer and make clear your desired outcome and needs.
Am I better off to appoint a Harrold conveyancing practitioner based in the location that I am hoping to buy? I have an old university friend who can conduct the conveyancing however they are based a couple of hundredmiles away.
The primary upside of using a local Harrold conveyancing firm is that you can visit the firm to execute paperwork, deliver your ID and apply pressure on them if necessary. Having local Harrold know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were content that must trump using an unknown Harrold conveyancing lawyer solely due to them being round the corner.
I bought a flat in Harrold last 23/4/2025 and to date it is still not recorded with the Land Registry. It is part of a new estate and my conveyancer told me that it can take one year to complete the registration formalities. I have spoken with HM Land Registry directly and they say that the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your conveyancing practitioner that you must contact in order to satisfy any issues which have arisen as part of the registration formalities for your Harrold property. Normal Harrold conveyancing practice includes an undertaking on the part of the previous owner’s conveyancer that they will help resolve any requirements raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.