I am nearing exchange of contracts for my flat in Marsden and the EA has just e-mailed to warn that the buyers are switching solicitor. 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 mortgage company only work with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Marsden ?
Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise 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.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Marsden. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 25/9/2025, the requirements read as follows :
I need some expedited conveyancing in Marsden as I am faced with pressure to exchange contracts in less than one month. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not obtaining a home loan you are at liberty not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Marsden the following are examples of what can appear and adversely impact future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Unadopted Roads,...
I used Arc property Solicitors a few years past for my conveyancing in Marsden. I now require my file however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Marsden 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 Marsden differ for newly converted properties?
Most buyers of new build property in Marsden contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Marsden usually buy 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 property lawyers 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 Marsden or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Marsden is where the house is located. Can you shed any light on this issue?
Flying freeholds in Marsden are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Marsden you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marsden may decide 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 residence.