We are purchasing a 2 bedroom apartment in Cowes with a mortgage. We like our Cowes solicitor, but the mortgage company advise he's not on their "panel". It appears that we have no choice but to use one of the bank panel conveyancing practices or continue with our Cowes property lawyer and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Cowes conveyancing solicitor to apply to be on the conveyancing panel.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Cowes. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 23/10/2025, the requirements read as follows :
The estate agent has sent us the confirmation of our purchase of a new build flat in Cowes. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Cowes
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Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Am I right to be wary by estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Cowes conveyancing company?
As is the case with lots of service providers, often recommendations from connections can be extremely useful or valuable. Yet there are many parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders may put forward conveyancers to instruct. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the recommendation. You are at liberty to select your own conveyancer. You need to be aware that the majority of banks operate an approved list of conveyancers you must use for the mortgage related work in your house move.
What are your top tips when it comes to choosing a Cowes conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Cowes conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Cowes conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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What volume of lease extensions has the firm carried out in Cowes in the last twenty four months? If the firm is not ALEP accredited then why not?
Cowes Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing
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Who manages the building? How many of the leaseholders are in arrears for their service charge payments? On the whole the outlay for major works tend not to be included within maintenance charges, although a few managing agents in Cowes obliged leasehold owners to contribute towards a reserve fund created for the specific intention of building a fund for larger repairs or maintenance.
My husband and I are planning to purchase a three room bungalowin Cowes with a mortgage from a mortgage company. We wish to instruct our conveyancer in Cowes however our bank inform us now that he's not listed on their "panel". It seems we have little choice but to instruct from the our mortgage company panel firms or keep our Cowes solicitor and incur the extra fees for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage company home loan offered to you is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most lenders had open panels, including most conveyancing solicitors in Cowes : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.