I am progressing with the sale of my flat in Berwick Upon Tweed and the estate agent has just text me to say that the purchasers are changing their conveyancer. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a major mortgage company only deal with specific lawyers rather the firm that they want to appoint for their conveyancing in Berwick Upon Tweed ?
Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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 purchasers are not going to have any impact on this.
I have given 2 months notice to my existing landlord and have to be out of my let out property in Berwick Upon Tweed by the end of next month. Conveyancing on my purchase has just started. Can I complete in three weeks as I wish to avoid having to move into short term accommodation?
It is unwise to provide notice for your tenancy until you have exchanged. Assuming that you have not already done so, speak to your lawyer and ask them to they chase the sellers lawyers, try to get a realistic time scale from them that everyone will aim towards
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Berwick Upon Tweed. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 26/7/2026, the requirements read as follows :
What does a local search tell me about the house my wife and I buying in Berwick Upon Tweed?
Berwick Upon Tweed conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Berwick Upon Tweed conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am buying a new build house in Berwick Upon Tweed with a mortgage from National Westminster Bank. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my conveyancer about this deal as it would affect my mortgage with the lender. Is this normal?.
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.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Berwick Upon Tweed I like with open areas and station nearby, however it only has 52 remaining years left on the lease. There is not much else in Berwick Upon Tweed in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.