I am not well enough to travel far from Netherne. Can you please explain the reason why all Netherne property lawyers are not on all mortgage company panels?
Banks ordinarily impose restrictions on either the nature or volume of conveyancing solicitors on their panel. Frequent examples of such restriction(s) being that a practice is required to have two or more partners. In addition to restricting the type of firm, some lenders made a decision to limit the size of their panel they allow to represent them. You should note that building societies have no accountability for the standard of advice supplied by any Netherne conveyancer on their panel. Increases in mortgage fraud was the key driver in the culling of conveyancing panels in the last decade even though there are differing points of view about the extent of solicitor involvement in some of that fraud. Data via the Land Registry reveal that thousands of conveyancing organisations only conduct a couple of conveyances a year. Those vindicating conveyancing panel cuts question why conveyancing firms deserve any entitlement to be on a conveyancing panel when it is evident that conveyancing is not their primary expertise?
We previously chose conveyancing lawyers located in Netherne on the Lloyds solicitor panel. They are now charging me a separate amount for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not dictated by Lloyds but by your Netherne conveyancing practitioner. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I'm spending time viewing apartments in Netherne and I am now considering a potential offer. Should I already have a lawyer in place at this stage? I intend to finance via a home loan with Virgin Money.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
My offer was accepted on a house in Netherne on 24/11/2025, valuation was booked 3 days later, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds 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 Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require quick conveyancing in Netherne as I have a deadline to sign on the dotted line inside 2 weeks. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches carried out although no lawyer would suggest that you don't. With lots of history conveyancing in Netherne the following are examples of what can crop up and therefore impact market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
I am purchasing my first flat in Netherne with a mortgage from The Royal Bank of Scotland. The developers refused to budge the price so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my lawyer about this deal as it will affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My business partner and I are intending to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering fixed fees for non-domestic conveyancing in Netherne for below £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Netherne, including the disposal and acquisition of businesses as well as simply property. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or email so as to enable us to supply you with a fixed commercial conveyancing calculation.
My husband and I are novice buyers - agreed a price, but the property agent has warned us that the seller will only issue a contract if we instruct their chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer used to conveyancing in Netherne
It is highly unlikely the sellers are behind this. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted Netherne conveyancing solicitors - rather thanthose that will provide their estate agent a kickback or meet his conveyancing figures pre-set by HQ.