I am one month into the sale of my home in Norbiton and the EA has just e-mailed to say that the purchasers are appointing a new solicitor. The excuse is that the bank will only work with property lawyers on their approved list. Why would a leading lender only engage with certain solicitors rather the firm that they want to appoint for their conveyancing in Norbiton ?
Lenders have always had panels of law firms that can act for them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lenders attribute this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal 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. Some 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 impact on this.
Do the conveyancing practitioners that you recommend execute auction conveyancing in Norbiton?
There are a number of niche solicitors we can connect you with those who can conduct auction conveyancing. Norbiton is just one of the many locations in which our lawyers are based.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Norbiton. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 6/4/2026, the requirements read as follows :
Will our solicitor be making enquiries about flooding as part of the conveyancing in Norbiton.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Norbiton. There are those who acquire a property in Norbiton, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that can be initiated by the buyer or by their lawyers which should figure out the risks in Norbiton. The standard completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to find out if the property has historically flooded. In the event that flooding has previously occurred which is not notified by the seller, then a buyer could commence a claim for damages as a result of such an incorrect answer. A purchaser’s lawyers may also conduct an enviro search. This should higlight whether there is any known flood risk. If so, additional investigations should be conducted.
Are there restrictive covenants that are commonly identified during conveyancing in Norbiton?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Norbiton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Hoping to buy a property located in Norbiton and I am already nervous. I couldn't find anything specific about Norbiton. Conveyancing will be needed in due course but do you know about the Norbiton area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Norbiton. In the meantime here are some basic statistics that we found