I am nearing exchange of contracts for my apartment in Kennington and the EA has just telephoned to say that the buyers are appointing a new law firm. I am told that this is due to the fact that the bank will only work with property lawyers on their approved list. Why would a leading mortgage company only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Kennington ?
UK lenders have always had an approved set of law firms they are content to work with, 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 acted for them for decades.
Banks attribute this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. 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. 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 sway in the decision.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Kennington. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 29/12/2025, the requirements read as follows :
My stepmother informed me that in purchasing a property in Kennington there could be a number of restrictions preventing external changes to the property. Is this right?
We are aware of anumerous of properties in Kennington which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Kennington should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as Lloyds, do Kennington property lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I had a mortgage agreed in principle with Santander. Kennington conveyancing solicitors have been selected. How long does it take for Santander to send the offer to the property lawyer?
Some lenders take longer than others. Have Santander completed the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My wife and I are close to exchanging contracts on the sale of our property in Kennington and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Kennington conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Kennington. Having lived in Kennington for 5 years we know of no issue. Should we get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with 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 illness)
How does conveyancing in Kennington differ for newly converted properties?
Most buyers of new build or newly converted property in Kennington contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Kennington typically acquire the land, 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 used to new build conveyancing in Kennington or who has acted in the same development.
I today plan to offer on a house that appears to meet my requirements, at a great price which is making it more attractive. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Kennington. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?
The majority of houses in Kennington are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Kennington in which case you should be looking for a Kennington conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to carry out alterations. You may also be required to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your lawyer should advise you fully on all the issues.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Kennington conveyancing firm to help?
in cases where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price.
An example of a Lease Extension matter before the tribunal for a Kennington premises is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case related to 1 flat. The number of years remaining on the existing lease(s) was 74.77 years.