We are hoping to purchase a 1 bedroom apartment in Knaresborough with a mortgage. We like our Knaresborough conveyancer, however the mortgage company says he's not on their "panel". It seems we have no option but to select one of the lender panel firms or keep our Knaresborough lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; can we not insist that the mortgage company use our Knaresborough solicitor ?
Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Knaresborough conveyancing solicitor to apply to be on the conveyancing panel.
I am nearing an exchange on a house in Knaresborough and my mum and dad have transferred the exchange deposit to my conveyancing practitioner. I am now told that as the deposit has not arrived from me my conveyancing practitioner needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The lawyer is duty bound to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Knaresborough. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 2/10/2025, the requirements read as follows :
My relative advised me that where I am buying in Knaresborough I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Knaresborough conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Knaresborough around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Knaresborough Education with plans and statistics, Local Amenities and other useful information concerning Knaresborough.
I own a renovated Victorian property in Knaresborough. Conveyancing lawyer acted for me and Skipton Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to assess 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 Knaresborough and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who completed the work.
I was advised by a couple of local property agents in Knaresborough to locate a conveyancer on your site. Is there a financial inducement for Estate Agents to market your lawyers over and above another?
We refuse to give any financial incentive for directing people our way. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.