My wife and I are purchasing a 1 bedroom apartment in Marlborough with a mortgage. We like our Marlborough lawyer, but the bank advise she’s not on their "panel". It seems we have little choice but to select one of the lender panel conveyancing practices or keep our Marlborough property lawyer and pay for one of their panel ones to act for them. This feels very unfair; can we not insist that the mortgage company use our Marlborough lawyer ?
Unfortunately,no. The mortgage offered to you 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 Marlborough conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I have recently appointed a conveyancing solicitor in Marlborough. I I am struggling to find out whether they are accepted on the The Royal Bank of Scotland conveyancing panel. Can you advise?
The first thing to do is call the solicitor and ask them whether they can act for the bank. Otherwise please call The Royal Bank of Scotland who may be able to assist.
Have just purchased a repossessed house at auction in Marlborough. Conveyancing is needed. What are my next steps?
Given that you are now exchanged you should hire the services of a conveyancing practitioner as a matter of priority as you are faced with a tight deadline in which to complete the transaction. An auction property should have a corresponding auction set of papers. This will include evidence of title and search results. If you have purchased leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to pass this on to the lawyer working for you as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
I had an offer accepted on a property in Marlborough on 20/8/2025, valuation was booked five days after, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Marlborough solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Marlborough surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What can a local search inform me concerning the house I am purchasing in Marlborough?
Marlborough conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search is essential in every Marlborough conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I used Arc property Solicitors a few years ago for my conveyancing in Marlborough. I now require my papers however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Marlborough of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In scouring the internet for the words cheap conveyancing in Marlborough it reveals numerous property lawyerslocally. How do I determine which is the right property lawyer for purchase transaction?
The ideal method of seeking the right conveyancer is via personal recommendation, so ask friends and those you trust who have purchased a property in Marlborough or a reputable estate agent or mortgage broker. Costs for conveyancing in Marlborough differ, so it's advisable to secure at least three costs illustrations from different property lawyers. Be sure to secure confirmation what costs in the quote includes.