Unfortunately I am unable to travel far from Cotswolds. Can you please explain the reason why all Cotswolds solicitors are not on all mortgage company panels?
Banks ordinarily restrict either the nature or volume of conveyancing practices on their panel. A common example of such criteria being that a firm must have at least two partners. In addition to restricting the nature of firm, some banks decided to restrict the size of their panel they permit to act for them. It is worth noting that banks have no responsibility for the accuracy of advice supplied by any Cotswolds property lawyer on their panel. Increases in mortgage fraud was the primary trigger for the culling of conveyancing panels in the last decade even though there are opposing points of view about the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of conveyancing practices only carry out a couple of conveyances a year. Those advocating conveyancing panel culls question why law firms deserve the right to be on a conveyancing panel when clearly property law is not their speciality?
We are planning to acquire a property and require a conveyancing solicitor in Cotswolds who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Cotswolds.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Cotswolds. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
Given you plan to refinance then UBS will require that you use a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
What is the difference between a licensed conveyancer and conveyancing solicitor in Cotswolds
Two types of professional can do conveyancing in Cotswolds namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that you need to complete the sale or purchase of property. Both are required to execute Cotswolds conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that all requirements and steps will be correctly adhered to.
I am selling my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being a right pain. The Cotswolds solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on a house in Cotswolds on 17/11/2025, valuation was booked 3 days later, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS 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 Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should my lawyer be asking questions about flooding as part of the conveyancing in Cotswolds.
Flooding is a growing risk for solicitors dealing with homes in Cotswolds. Some people will acquire a property in Cotswolds, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their lawyers which will give them a better appreciation of the risks in Cotswolds. The conventional set of property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out if the property has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser may issue a legal claim for losses as a result of such an misleading answer. A purchaser’s solicitors should also commission an enviro search. This will reveal if there is any known flood risk. If so, additional investigations will need to be conducted.
I'm buying a new build house in Cotswolds with a loan from Nottingham Building Society. The builders refused to budge the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my lawyer about this extras as it would jeopardize my mortgage with Nottingham Building Society. 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.