My wife and I are purchasing a 1 bedroom flat in Lapworth with a mortgage. We wish to retain our Lapworth lawyer, but the bank advise he's not on their "panel". It appears that we have no choice but to use one of the bank panel conveyancing practices or retain our Lapworth conveyancer and pay for one of their panel ones to act for 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 Lapworth conveyancing lawyer to apply to be on the conveyancing panel.
What does my ID and proof of funds have anything to do with my conveyancing in Lapworth? What am I being asked for?
In order to comply with Money Laundering Regulations any Lapworth conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing your correct address.
Under Money Laundering Regulations, conveyancing solicitors are duty bound to check not simply the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this may result in your lawyer terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to make a disclosure to the appropriate authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
My partner and I are downsizing from our house in Lapworth and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a factory type conveyancing firm rather than a conveyancing solicitor in Lapworth. We have lived in Lapworth for 4 years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should 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)
I was recommended by a couple of local property agents in Lapworth to find a solicitor on your site. What’s the financial inducement for Estate Agents to promote your lawyers over another?
We don’t give any commission for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I am looking for a conveyancing solicitor in Lapworth for my home move. Is there any facility to check a solicitor's record with the legal regulator?
You may search for published Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA could monitor call for training reasons.
I bought a property in Lapworth last 26/8/2025 and to date it is still not recorded with HMLR. It is part of a development site and my solicitor told me that it may take twelve months to register. I have spoken with the Land Registry directly and they have informed me the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your solicitor that you must get in touch with in order to satisfy any issues which have been raised as part of the registration formalities for your Lapworth property. Normal Lapworth conveyancing practice includes an undertaking on the part of the vendor’s lawyer that they will assist in resolving any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.