Me and my fiance are purchasing a 1 bedroom flat in Marshfield with a mortgage. We have a Marshfield solicitor, but the bank says she’s not on their "panel". It seems we have no choice but to instruct one of the lender panel firms or keep our Marshfield lawyer as well as pay for one of their panel firms to act for them. We consider that this is inequitable; are we not able to insist that the bank use our Marshfield solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Marshfield conveyancing solicitor to apply to be on the conveyancing panel.
As someone with no idea as to conveyancing in Marshfield what’s your top tip you can give me concerning the ownership transfer in Marshfield
You may not hear this from too many lawyers but conveyancing in Marshfield and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the house moving process. For instance, the seller, estate agent and even potentially your bank. Appointing a law firm for your conveyancing in Marshfield should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose role it is to act in your best interests and to keep you safe.
We are witnessing a distinct increase in the "blame" culture- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your solicitor above all other players in the home moving process.
About to place an offer on a leasehold apartment in Marshfield. The property agents say that it is usual for flats in Marshfield to have less than 75 years remaining. I am obtaining a mortgage with Platform. Will the property be mortgageable given that the lease has 72 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 6/7/2025 the requirements read as follows :
Is it the case that all Marshfield solicitor practices on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
I currently have a mortgage with Lloyds for my property in Marshfield. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Lloyds must be informed of your intention before letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.
After what feels like an age I have had an offer on a maisonette in Marshfield agreed to, but there is a chain. The sellers have put an offer on a property, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have chosen a high street conveyancing solicitor in Marshfield. What should be my next step? When do I get the mortgage application with TSB started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Marshfield conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the TSB approved list. Regarding the next stages this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. During a rising market many buyers will apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they pay their lawyer to proceed with searches.
Should I be suspicious about third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Marshfield conveyancing firm?
As is the case with many service providers, often suggestions from relatives can be very helpful. Nevertheless there are numerous parties with a vested interest in a conveyancing transaction; estate agents, financial adviser and banks may recommend lawyers to use. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the recommendation. You are at liberty to choose your own conveyancer. However, bear in mind that most banks specify a panel list of lawyers you are obliged to use for the mortgage related work in your home move.
Finally, a loan offer from a bank for the remortgage of my 2 bedroom garden flat is due any day now. Can you suggest an efficient remortgage conveyancing solicitor in Marshfield ?
You are on the wrong site if you are in need of the cheapest conveyancing in Marshfield. We can offer you cost effective conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies offering low cost conveyancing in Marshfield.In your best case scenario, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fee and still not get the service you were hoping for.