Just been in touch with my conveyancing lawyer in Hethersett who acted for me two years ago asking for a conveyancing quote based on the same type of house move (a leasehold property and a freehold premises) of similar values with a home loan from Bank of Scotland. It looks as though am now being quoted twice the amount. Stick with what I know or should I seek out an alternative conveyancer?
The estimate fees appear a bit high. If you you were to look around you might shave off some of the cost by as much as a hundred pounds. On the other hand, if you were happy with the conveyancing the firm offered you mightlive to rue opting for an an untested lawyer. Remember to enquire the conveyancer can act for Bank of Scotland. Do use our search tool to choose a Hethersett conveyancing firm on the Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Hethersett.
We intend to purchase a newbuild apartment in Hethersett with a loan from Alliance & Leicester .We would like to retain our Hethersett conveyancing practitioner but Alliance & Leicester informed us she’s not listed on their "panel". It seems we have little choice but to instruct a Alliance & Leicester panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Alliance & Leicester use our lawyer?
No, not really. The mortgage issued to you contains various provisions, one of which will be that solicitors will be on the Alliance & Leicester conveyancing panel. in the past, most banks 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 lawyer to apply to be on the conveyancing panel for Alliance & Leicester
We had instructed conveyancing lawyers based in Hethersett on the UBS solicitor approved list. They have just invoiced me a separate charge for dealing with the UBS mortgage. Is this an additional conveyancing fee set by UBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. The fee is not set by UBS but by your Hethersett property lawyer. Some firms on the UBS panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.
The mortgage over my property is with Co-operative for my property in Hethersett. Conveyancing was finalised months ago. Should I wish 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 Co-operative?
You must advise Co-operative before letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent 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 Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.
I had an offer accepted on a house in Hethersett on 7/7/2026, valuation was booked five days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Hethersett?
Many commercial conveyancing solicitors in Hethersett will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Hethersett. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hethersett.
For each commercial conveyancing transaction in Hethersett it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Hethersett commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Hethersett.
I used Action Conveyancing several years past for my conveyancing in Hethersett. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hethersett of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it best to go with a Hethersett conveyancing lawyer who is local to the property I am purchasing? An old friend can perform the legal formalities however his firm is located over three hundred kilometers drive away.
The benefit of a high street Hethersett conveyancing firm is that you can attend the office to execute documents, deliver your identification documents and pester them if necessary. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were happy that should outweigh using an unknown Hethersett conveyancing solicitor just because they are Hethersett based.