I am one month into the sale of my maisonette in Holborn and the EA has just e-mailed to warn that the purchasers are changing their conveyancer. The reason given is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a major lender only deal with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Holborn ?
Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies attribute this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 buyers are unlikely to have any impact on this.
Having sold my house in Holborn last January but the buyer keeps whats apping every few hours to moan that his lawyer needs to hear from mine. What should have happened now that I have sold?
Following your sale your conveyancer should deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. Where appropriate, your conveyancer should also confirm that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There is unlikely to be post completion steps unique to conveyancing in Holborn.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Holborn. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 2/5/2026, the requirements read as follows :
Will my lawyer be raising enquiries regarding flooding during the conveyancing in Holborn.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Holborn. Plenty of people will acquire a property in Holborn, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Holborn. The standard property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a buyer may issue a claim for damages as a result of such an incorrect answer. The buyer’s conveyancers will also commission an environmental report. This will reveal whether there is any known flood risk. If so, additional investigations should be conducted.
I own a renovated Edwardian property in Holborn. Conveyancing solicitor acted for me and Coventry Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Holborn and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing solicitor who conducted the purchase.
How does conveyancing in Holborn differ for new build properties?
Most buyers of new build premises in Holborn contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Holborn usually acquire the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Holborn or who has acted in the same development.