I am progressing with the sale of my home in Keynsham and the EA has just called to advise that the purchasers are appointing a new property lawyer. The excuse is that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a leading lender only engage with certain law firms rather the firm that they want to select for their conveyancing in Keynsham ?
Lenders have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
I have 70 years remaining on my lease and need a lease extension for my flat in Keynsham. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 28/7/2026 the requirements read as follows :
I am buying a 4 bedroom semi-detached house in Keynsham. We would like to carry out a loft conversion at the house.Will the conveyancing process include enquiries to see if these alterations were previously refused?
Your conveyancer should check the deeds as conveyancing in Keynsham can sometimes identify restrictions in the title deeds which prevent certain alterations or necessitated the permission of a 3rd party. Many extensions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Coventry BS have agreed my mortgage in principle, my bid on a flat in Keynsham has been accepted, what are the next steps?
The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Telephone Coventry BS or your financial adviser and complete any appropriate forms. Coventry BS will appoint a valuer who will get in contact with the selling agent or owners to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. Coventry BS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Keynsham.
At last I have had an offer on a maisonette in Keynsham agreed to, the sellers do however have an associated purchase. The sellers have placed an offer on somewhere, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have chosen a nearby conveyancing solicitor in Keynsham. What do I do now? At what point do I apply for the mortgage with Nationwide?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then survey, Keynsham conveyancing search costs, etc). First, you must check that your conveyancing practitioner is on the Nationwide conveyancing panel. Regarding the next phase this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a buoyant market some home buyers would apply for the mortgage with Nationwide and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to press on with the conveyancing in Keynsham.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Keynsham 10 years ago are no longer around. Will I be able to sell the house?
These day there are copies made of almost everything, and your conveyancer will be aware exactly where to locate all the appropriate paperwork so you can purchase or sell your property without a hitch. Where copies can’t be located, your lawyer may be able to put in place insurance or indemnities against future claims on your property.
I was recommended by a couple of local selling agents in Keynsham to find a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to promote your services over another?
We refuse to give any referral fee for sending work our way. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've found a house that appears to meet my requirements, at a great figure which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Keynsham. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Keynsham ?
The majority of houses in Keynsham are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Keynsham so you should seriously consider shopping around for a Keynsham conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to carry out changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your lawyer should report to you on the legal implications.