I am five weeks into the sale of my home in Suffolk and the EA has just e-mailed to say that the purchasers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their approved list. On what basis would a leading lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Suffolk ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lenders justify this action to a rise in fraud as the reason for the pruning – 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 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. The buyers are not going to have any impact on this.
I have given 2 months notice to my existing landlord and have to leave my let out flat in Suffolk by 9/1/2026. Conveyancing on my purchase has just started. Can I complete in 4 weeks as I wish to avoid having to move into short term accommodation?
It is unwise to give notice on a rental unless exchange of contracts has taken place. If you have not previously done so, contact to your conveyancer and request that they chase the sellers side, try to an acceptable time-line that everyone will look to achieve
How can we know in advance if a Suffolk conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Suffolk obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your transaction.
I have paid off my mortgage with Lloyds. I assume I don't need a Suffolk lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
My offer was accepted on a house in Suffolk on 29/9/2025, valuation was booked 3 days after, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Are Clydesdale entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Stirling Law a few years ago for my conveyancing in Suffolk. Now, I need my documents but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Suffolk of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Suffolk differ for new build properties?
Most buyers of new build premises in Suffolk contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Suffolk tend to acquire the real estate, 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 used to new build conveyancing in Suffolk or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Suffolk prior to retaining solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders tend refuse to give a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Suffolk. Conveyancing will be smoother if you use a solicitor in Suffolk especially if they are acquainted with such properties in Suffolk.