I am 4 weeks into the sale of my flat in Redruth and the estate agent has just e-mailed to warn that the buyers are swapping property lawyer. The reason given is that the bank will only work with solicitors on their conveyancing panel. On what basis would a leading mortgage company only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Redruth ?
Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks attribute this action to a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose 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. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Redruth. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/10/2025, the requirements read as follows :
If you had a top tip for selecting a conveyancing solicitor in Redruth what would it be?
It would be unwise to be tempted by the cheapest Redruth conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is there a list of Bank of Ireland panel solicitors in Redruth on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings visible on the web. Where you are in need of a Redruth solicitor on the Bank of Ireland please use our tool.
Leeds Building Society have agreed my home loan in principle, my offer on a flat in Redruth has been accepted, what happens next?
The property agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Call up Leeds Building Society or your financial adviser and complete any relevant forms. Leeds Building Society will instruct a valuer who will get in touch with the selling agent or vendor to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Leeds Building Society will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Redruth.
Just had an offer accepted on a new build flat in Redruth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Redruth
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Redruth is where the house is located. Can you shed any light on this issue?
Flying freeholds in Redruth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Redruth you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Redruth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I was advised by three or four local property agents in Redruth to find a property lawyer on your site. Is there a financial upside for Estate Agents to offer your site over and above alternative conveyancing organisations?
We don’t offer any referral fee for sending work our way. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.