Am I correct in assuming that the fact that my conveyancer in Turvey is not on my lender's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Turvey conveyancing firm and enquire why they are no longer on the approved list for your bank.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Turvey. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 20/8/2026, the requirements read as follows :
I am buying a new build house in Turvey with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my solicitor about the side-deal as it will affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a house in Turvey ahead of instructing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders tend refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you e-mail us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Turvey. Conveyancing may be slightly more expensive based on your lender's requirements.
Do I need to be suspicious about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Turvey conveyancing firm?
As is the case with many professional services, often input from connections can be most helpful. Yet there are many players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all recommend conveyancers to retain. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the right to appoint your preferred conveyancer. Don't forget that most lenders have an approved list of conveyancers you are obliged to use for the lender related work in your home move.
We're novice buyers - had an offer accepted, yet the agent advised that the owners will only go ahead if we instruct their chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Turvey
We suspect that the owner is not behind this demand. Should the vendor want ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Try to communicate with the owners directly and make the point that (a)you are serious buyers (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Turvey conveyancing firm - rather thanthe ones that will give their negotiator at the agency a kickback or hit his conveyancing thresholds pre-set by HQ.