I am nearing exchange of contracts for my flat in Bath and the EA has just telephoned to say that the buyers are appointing a new conveyancer. The excuse is that the lender will only deal with solicitors on their approved list. On what basis would a leading lender only work with specific solicitors rather the firm that they want to select for their conveyancing in Bath ?
Mortgage companies have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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. Your purchasers are not going to have any sway in the decision.
As someone unfamiliar with the Bath conveyancing process what is the number one tip you can give me for the ownership transfer in Bath
Not many law firms or advisers will tell you this but conveyancing in Bath and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of opportunity for conflict between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and on occasion your lender. Selecting a law firm for your conveyancing in Bath an important selection as your conveyancer is your adviser, and is the ONE person in the process whose interest is to protect your legal interests and to protect you.
We are witnessing a worrying increase of a "blame" culture- someone must be at fault for the process being so protracted. You must always trust your conveyancer ahead of all other players when it comes to the legal transfer of property.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Bath. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 27/1/2026, the requirements read as follows :
I have a terraced Edwardian property in Bath. Conveyancing practitioner acted for me and Bank of Ireland. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bath and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing lawyer who conducted the purchase.
Given that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Bath I wish to talk to a solicitor about myhouse move in advance of instructing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in Bath.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Bath should be the figure that you are charged.
In searching the world wide web for the term on line conveyancing in Bath it brings up many solicitorsin the area. How do I determine which is the suitable property lawyer for the sale of my house?
The preferential method of choosing the right conveyancer is via personal referral, so enquire of friends and relatives who have bought a property in Bath or a reputable estate agent or mortgage broker. Charges for conveyancing in Bath differ, so it's sensible to request a minimum of four fee estimates from different property lawyers. Make sure that you know that the costs are guaranteed not to escalate.