I can't travel far from West Wickham. What is the rationale as to why all West Wickham conveyancing practitioners aren't included on all lender panels?
Lenders tend to impose restrictions on either the type or volume of conveyancing practices on their panel. A common example of such criteria being that the organisation is required to have two or more partners. As well as restricting the type of firm, some have decided to reduce the number of conveyancers they allow to represent them. It is worth noting that lenders have no responsibility for the quality of advice given by any West Wickham lawyer on their panel. Increases in mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago notwithstanding that there are differing assessments concerning the extent of solicitor involvement in some of that fraud. Data via HM Land Registry reveal that thousands of conveyancing organisations only transact a couple of conveyances annually. Those vindicating conveyancing panel pruning ask why law firms deserve any entitlement to be listed on a bank panel when it is evident that property law is not their speciality?
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in West Wickham. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 15/9/2026, the requirements read as follows :
The deeds to my house can not be found. The solicitors who handled the conveyancing in West Wickham 10 years ago have long since closed. What are my options?
Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
How does conveyancing in West Wickham differ for new build properties?
Most buyers of new build or newly converted property in West Wickham contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in West Wickham usually buy 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 conveyancing solicitors 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 West Wickham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. West Wickham is where the house is located. Is there any advice you can impart?
Flying freeholds in West Wickham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Wickham you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Wickham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My fiance and I are buying a 2 bedroom first floor flatin West Wickham with a residential mortgage from a bank. We have selected a conveyancer in West Wickham yet our lender advise he's not approved on their "panel". We have to appoint one of the our mortgage company panel firms or stay with our West Wickham conveyancer and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage company mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most banks had open panels, including most conveyancing solicitors in West Wickham : 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 solicitors to apply to be on the conveyancing panel for your mortgage company.