My wife and I are looking to acquire a flat in Roundhay and have appointed a Roundhay conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Godiva Mortgages Ltd have this evening contacted us to inform me that there is now an issue as our Roundhay conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Roundhay solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Roundhay. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 1/1/2026, the requirements read as follows :
I'm the sole recipient of my late father’s will and I have everything in my name alone, including the house in Roundhay. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most banks would take a practical view as this provision is primarily there to identify subsales or the wholesaling and assigning of properties.
Does a directory service exist listing TSB panel solicitors in Roundhay on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings available online. If you are in need of a Roundhay conveyancing practitioner on the TSB please make the most of our facility.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Roundhay solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I need some fast conveyancing in Roundhay as I am faced with an ultimatum to sign on the dotted line inside 3 weeks. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no law firm would suggest that you don't. With plenty of history conveyancing in Roundhay the following are instances of issues that can arise and therefore affect future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...
Due to the advice of my in-laws I had a survey completed on a house in Roundhay ahead of instructing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks may not give a mortgage on such a property.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you contact us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Roundhay. Conveyancing will be smoother if you use a solicitor in Roundhay especially if they regularly deal with such properties in Roundhay.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Roundhay. I happened to chance upon a site which appears to be the perfect offering If there is a chance to get all the legals done via email that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?