Am I correct in assuming that the fact that my solicitor in Marylebone is not identified on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Marylebone conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am purchasing a house without a mortgage in Marylebone. I have resided for the previous 20 years in Marylebone. Conveyancing searches are a lot of money. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then all but one or two of the Marylebone conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of advice. Do bear in mind; if you are likely to sell the house one day, it could be of interest to your prospective purchaser what the searches determine. Sometimes houses with apparent issues can still show up detrimental search results. A good conveyancing solicitor in Marylebone should provide you some constructive advice here.
It is is a decade since I acquired my home in Marylebone. Conveyancing solicitors have just been instructed on the sale but I am unable to track down the deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a chance that the deeds will be with the mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Marylebone involves registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
I have been advised by my solicitor that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Marylebone?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I had an offer accepted on a property in Marylebone on 11/9/2025, valuation was booked 3 days later, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland 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 Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Marylebone conveyancing practitioner having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Marylebone surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I used Wolstenholmes several years ago for my conveyancing in Marylebone. Now, I need my files however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Marylebone of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking to sell my property. My past lawyers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Marylebone if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Marylebone. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.