My husband and I are looking to buy a property in Workington and have appointed a Workington conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Godiva Mortgages Ltd have this afternoon contacted us to advise us that there is now an issue as our Workington solicitor is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Workington solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
I am hoping to move into my new home in Workington next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the mortgage company expect the insurance to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not specific to conveyancing in Workington.
My Solicitor in Workington has never been on on the Halifax Solicitor Panel. Can I still continue with my prefered solicitor even though they are excluded from the Halifax list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Workington lawyers but Halifax will need to use a lawyer on their list of acceptable firms. This will result in additional overall legal charges and cause delays.
- Choose a new lawyer to to deal with the conveyancing, not forgetting to check they are Convince your solicitor to use their best endeavours to join the Halifax conveyancing panel
My bid for a property was accepted at auction in Workington. Conveyancing is required. What happens now?
Now that you have for in every practical sense signed on the dotted line you must instruct a conveyancing practitioner quickly as you are faced with a tight deadline in which to complete the conveyancing. An auction property should have an associated legal set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should hand this to the lawyer working for you at the earliest opportunity. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
The formalities of my purchase has taken place for my property in Workington. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I had an offer accepted on an apartment in Workington on 28/8/2025, valuation was booked 3 days after, received a clean bill of health. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Workington I like with open areas and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Workington for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the shortness of the lease will be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
My company is hoping to take over a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in Workington for below 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Workington, including the sale and acquisition of businesses as well as simply property. If you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. As for the charges this will depend on the structure and heads of terms of the proposed transaction. Let us have your details or call so as to enable us to furnish you with a fixed commercial conveyancing calculation.