Me and my fiance are hoping to acquire a 2 bedroom flat in Shenley Church End with a mortgage. We like our Shenley Church End lawyer, however the mortgage company advise he's not on their "panel". It seems we have no option but to instruct one of the bank panel firms or keep our Shenley Church End conveyancing practitioner as well as pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Shenley Church End conveyancing lawyer to apply to be on the conveyancing panel.
When can the exchange of contracts occur in residential conveyancing in Shenley Church End and am I required to attend the solicitors office?
If you are local to one of the conveyancing solicitors in Shenley Church End you are welcome to come in to sign contracts. That being said, the law practices we recommend provide a countrywide conveyancing service and provide just as detailed and professional a job for you when dealing with you digitally. The executing of the contract is not the important part. A signed contract is necessary for the conveyancer to exchange contracts at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shenley Church End)to be in the office at the appropriate time.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Shenley Church End. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 27/8/2025, the requirements read as follows :
Have just purchased a probate house at auction in Shenley Church End. Conveyancing is required. What are my next steps?
Given that you are now legally bound yourself to purchase you must appoint a conveyancing practitioner quickly as you will have a pending a drop dead date to complete the purchase. An auction property should have a corresponding auction pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in place to complete the transaction on the set completion date.
I can not fathom if my lender requires a lease extension. I have called my Shenley Church End building society branch on various occasions and was told it wasn't a problem and they will lend. My Shenley Church End conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend based on their published requirements. Who do I believe?
Your solicitor must comply with the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Bank of Ireland have agreed my home loan in principle, my offer on a house in Shenley Church End has been agreed to, now what?
The estate agent will wish to be informed of your property lawyer's details (ensure that the conveyancers are on the bank’s approved list). Call up Bank of Ireland or the financial adviser and finish off any appropriate documentation. Bank of Ireland will appoint a valuer who will get in contact with the selling agent or vendor to book a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Bank of Ireland will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Shenley Church End.
A colleague suggested that where I am buying in Shenley Church End I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Shenley Church End conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Shenley Church End around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Shenley Church End Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Shenley Church End Education with maps and statistics, Local Amenities and other useful information concerning Shenley Church End.
Is it possible to switch solicitor as I need to choose one who is on the HSBC Bank conveyancing list. I instructed a high street conveyancing solicitor in Shenley Church End round the corner but she is not approved by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Shenley Church End on the HSBC Bank panel. Please note that the law firms that we list do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Shenley Church End. In making use of search facility on this website, you can contrast charges for conveyancing solicitors in Shenley Church End and throughout England and Wales.