We are intending to acquire a 3 bedroom apartment in Silverdale with a mortgage. We have a Silverdale solicitor, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Silverdale conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Silverdale conveyancing solicitor to apply to be on the conveyancing panel.
Completed the sale of my flat in Silverdale last January yet the purchaser is texting daily to moan that his lawyer is waiting to hear from mine. What should have happened now that I have sold?
Following your sale your conveyancer is duty bound to forward the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also confirm that the mortgage has been paid off to the buyers lawyers. There are no post completion requirements peculiar conveyancing in Silverdale.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Silverdale. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 28/5/2025, the requirements read as follows :
It has been 4 months following my purchase conveyancing in Silverdale completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Silverdale differ for new build properties?
Most buyers of new build property in Silverdale approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Silverdale typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Silverdale or who has acted in the same development.
Me and my wife are selling a Silverdale flat we inherited 5 years ago in 2012. I have over a decades worth of conveyancing experience and, although retired, intend to undertake the conveyancing. The buyer's lawyer has informed me that their Lenders will not allow you to do your own conveyancing as they require the funds to be sent to a solicitor's bank account.
Mortgage requirements to conveyancers from all CML members specify that If the vendor is not legally represented the buyer’s lawyers should check whether the lender needs to be notified so that a decision can be reached as to whether they are willing to progress.