My fiance and I are refinancing our flat in Enderby with Kent Reliance. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this form unique to the Kent Reliance conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Kent Reliance. This is solely used to protect Kent Reliance if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Kent Reliance had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We see that you have a search directory listing solicitors on the Kent Reliance conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Enderby?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Enderby.
I recently had an offer agreed on an apartment in Enderby. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. A few days later, the property lawyer called me embarrassingly acknowledging that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I had an offer accepted on an apartment in Enderby on 19/11/2025, valuation was booked 4 days later, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
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 TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
Our sealed bid on a semi in Enderby has been accepted, the vendors do however have a tied purchase. The sellers have offered on on an apartment, but it’s not been accepted yet, and are looking at other apartments booked. I have chosen a high street conveyancing solicitor in Enderby. What do I do now? When do I get the mortgage application with Aldermore started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then valuation, Enderby conveyancing search fees, etc). First, you must check that your lawyer is on the Aldermore conveyancing panel. Regarding the next stages this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a hot market some home buyers will apply for the mortgage with Aldermore and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with searches.
The deeds to our property can not be found. The conveyancers who dealt with the conveyancing in Enderby 4 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to have the physical original deeds to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
How do I use your search tool to choose a conveyancing lawyer in Enderby on the approved list for my bank?
Step one is to select a bank such as Santander, Norwich and Peterborough Building Society or Nottingham Building Society then specify your preferred area e.g. Enderby. Conveyancing practices in Enderby and further afield should be identified.
My 20yr old son is embarking on her first house purchase, the home loan was agreed last week in principle. One the seller agreed the offer on the house we telephoned the mortgage institution to move forward with his. I was disappointed to hear that mortgage companies do not accept all conveyancing practitioner, they need to be on their approved list, is this correct?
Banks tend to imposes restrictions either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Enderby conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.