I am in the process of selling my maisonette in Ruskington and the estate agent has just text me to warn that the buyers are changing their law firm. The excuse is that the lender will only engage with solicitors on their approved list. Why would a big named lender only work with specific solicitors rather the firm that they want to choose to handle their conveyancing in Ruskington ?
Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say 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. 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 not going to have any impact on this.
My partner and I are acquiring our first home. Our property lawyer has e-mailedto ask if we would like to order extra conveyancing searches. Frankly we have no idea as to what's appropriate for conveyancing in Ruskington
The scope of Ruskington conveyancing searches should be dictated primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you properly understand what information the searches could supply. Then you can decide if you consider that you need that information. If in doubt, ask your lawyer to recommend.
My lawyer in Ruskington has never been on on the Halifax Solicitor Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Halifax panel?
Your options are as follows:
- Carry on with your existing Ruskington lawyers but Halifax will need to use a conveyancer on their panel. This will result in additional total legal fees and result in frustration.
- Get an alternative practitioner to act in the conveyancing, obviously checking they are Halifax approved.
- Persuade your Halifax solicitor to attempt to join the Halifax panel
Are all Ruskington Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved solicitors?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Ruskington conveyancing practitioner on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
My offer was accepted on a house in Ruskington on 25/11/2025, valuation was booked 4 days later, received a clean bill of health. Property lawyer appointed, so the only thing outstanding 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?
Mortgage companies tend not to 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.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Ruskington?
Many commercial conveyancing solicitors in Ruskington will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Ruskington. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ruskington.
For every commercial conveyancing transaction in Ruskington it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Ruskington commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Ruskington.
My cousin has suggested that I appoint his lawyers for conveyancing in Ruskington. Should I use them?
Much as we are happy to recommend a Ruskington conveyancing lawyer the best way to find a conveyancing solicitor is to seek referrals from friends or family who have previously instructed the firm you're contemplating using.