I am nearing exchange of contracts for my house in New Southgate and the EA has just e-mailed to warn that the buyers are swapping solicitor. I am told that this is due to the fact that the bank will only work with property lawyers on their approved list. On what basis would a leading lender only engage with specific law firms rather the firm that they want to appoint for their conveyancing in New Southgate ?
UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been tightened 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 claims that 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. The purchasers are not going to have any sway in the decision.
Why do I have to pay up front when it comes to conveyancing in New Southgate?
Where you are retaining lawyers for conveyancing in New Southgate your solicitor will request that you put them with monies to cover the search fees. Generally this is requested to cover the fees of the conveyancing searches. If any deposit is payable against the purchase price then this will be needed immediately ahead of exchange of contracts. The final balance that is needed should be sent to your lawyer shortly before completion.
I have 7378 less than 75 years unexpired on my lease and need a lease extension for my flat in New Southgate. Conveyancing solicitors on the Platform panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 14/7/2026 the requirements read as follows :
My wife and I purchasing a end of terrace house in New Southgate. Our aim is to carry out a loft conversion at the property.Will legal conveyancing on the property include investigations to determine if these alterations are prohibited?
Your property lawyer should review the deeds as conveyancing in New Southgate can on occasion reveal restrictions in the title deeds which restrict certain works or need the permission of a 3rd party. Certain works require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
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 New Southgate solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your New Southgate postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in New Southgate.
Leeds Building Society have agreed my home loan in principle, my offer on a flat in New Southgate has been accepted, now what?
The estate agent will need to be advised as to your lawyer's details (make sure the property lawyers are on the bank’s panel). Telephone Leeds Building Society or the financial adviser and finalise any appropriate documentation. Leeds Building Society will sellect a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Leeds Building Society will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in New Southgate.
I am thinking of appointing a conveyancing solicitor in New Southgate for my sale. Is it possible to review a solicitor's record with the legal regulator?
One may see presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.
I happen to be an executor of my recently deceased mother’s Will, with a house in New Southgate which is to be marketed. The property is unregistered at HMLR and I'm advised that some buyers solicitors will insist that it is completed before they'll move forward. What's the mechanism for this?
In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.