We are planning to acquire a 2 bedroom apartment in Great Yarmouth with a mortgage. We have a Great Yarmouth conveyancer, but the bank says he's not on their "panel". It appears that we have little option but to select one of the lender panel solicitors or retain our Great Yarmouth conveyancer and pay for one of their panel firms to represent them. We feel that this is unjust; are we not able to insist that the bank use our Great Yarmouth lawyer ?
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. Another option that might be available is for your Great Yarmouth conveyancing lawyer to apply to be on the conveyancing panel.
I have given 8 weeks notice to my existing landlord and must vacate my rented flat in Great Yarmouth by the end of next month. Conveyancing for my house purchase is underway. Is it possible to complete in three weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to provide notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, update to your solicitor and request that they apply pressure on the other solicitors, try to an acceptable time-line that everyone will aim towards
Can you help - my lawyer advises that missing deeds insurance is needed on my purchase. What is the level of cover for Great Yarmouth conveyancing?
The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Halifax and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
My offer was accepted on a house in Great Yarmouth on 29/7/2025, valuation was booked 2 days after, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Are Virgin Money entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
Our sealed bid on a house in Great Yarmouth has been agreed to, the vendors do however have a tied purchase. The vendors have offered on a flat, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a high street conveyancing solicitor in Great Yarmouth. What should be my next step? When should I get the mortgage application with Barclays started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Great Yarmouth conveyancing search costs, etc). First, you must check that your conveyancer is on the Barclays conveyancing panel. Concerning the subsequent steps this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. In a buoyant market many purchasers would apply for the mortgage with Barclays and pay for the valuation and only if it was satisfactory would they pay their lawyer to proceed with searches.
Should our conveyancer be asking questions concerning flooding during the conveyancing in Great Yarmouth.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Great Yarmouth. There are those who buy a property in Great Yarmouth, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Great Yarmouth. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to find out if the premises has ever been flooded. If the property has been flooded in past which is not notified by the seller, then a buyer could issue a claim for damages as a result of such an inaccurate answer. The buyer’s conveyancers will also commission an enviro report. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be initiated.
I'm converting the mortgage on my existing property to a BTL mortgage with Leeds Building Society and I will use the rest of the raised equity towards further house. The location we are interested in is Great Yarmouth. Will your solicitors be able to act for the two banks and tie in the transactions?
Do use our comparison tool on this site to check that the conveyancers are on the relevant lender panels. Having checked that they are the conveyancer will be able to tie up the two deals but you should have a chat with you lawyer and make clear your expectations and requirements.
I am buying a garden apartment in Great Yarmouth. Conveyancing solicitor is waiting for, from the vendor, building insurance paperwork. This morning I was informed that the vendor must send the insurance documents for the flat above in addition. Why does my property lawyer want to check the insurance for the other flat? Is it really necessary? We have been stalled for the previous month…
It is not impossible in leasehold conveyancing in Great Yarmouth to find Conveyancing in Great Yarmouth in a minority of cases reveals that the lease requires the tenant's to insure their individual flats as opposed to the freeholder insuring the complete block - which is clearly preferable. Do check with your lawyer but it would appear that your conveyancing practitioner is seeking to verify that the complete building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed as a result of lack of insurance cover.