I plan on purchasing residence in Droylsden. My Solicitor is not on the bank solicitor panel. Can I still use my Droylsden conveyancing solicitor notwithstanding that they are not on the mortgage company approved list?
You have numerous choices open to you here
- Proceed with your chosen Droylsden conveyancer but your mortgage company will no doubt use a lawyer on their approved list. The net result is additional cost and potential delay.
- Appoint a new solicitor to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your lawyer to pull out all the stops to join the lender’s conveyancing panel
My wife and I are about to complete on the purchase of a property in Droylsden but as a result of damage from the recent storms I have was able negotiate recompense from the seller of £3k by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process however Leeds Building Society will not agree to this. Should they have been notified?
The lawyer being on the Leeds Building Society approved list is obliged to disclose to Leeds Building Society of any changes to the sale price. If you were to refuse your property lawyer to disclose the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new property lawyer for your conveyancing in Droylsden.
Is it the case that all Droylsden CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved practices?
It is true that some banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
About to purchase house in Droylsden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Droylsden conveyancer is on the Skipton conveyancing panel.
I had an offer accepted on a property in Droylsden on 10/10/2025, valuation was booked 3 days later, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are the number one reason for hinderance in Droylsden house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Droylsden.
I'm purchasing a new build house in Droylsden with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my lawyer about the side-deal as it could affect my loan with Birmingham Midshires. Do I keep my lawyer in the dark?.
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.
I opted to have a survey completed on a house in Droylsden in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders may not grant a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Droylsden. Conveyancing may be slightly more expensive based on your lender's requirements.