I am in the process of selling my home in Shipston on Stour and the EA has just e-mailed to warn that the purchasers are switching solicitor. The reason given is that the lender will only deal with property lawyers on their approved list. Why would a leading mortgage company only work with certain law firms rather the firm that they want to select for their conveyancing in Shipston on Stour ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose 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. Plenty of firms 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 buyers are not going to have any sway in the decision.
Why is leasehold purchase conveyancing in Shipston on Stour costs more?
In summary, leasehold conveyancing in Shipston on Stour and elsewhere usually warrants additional due diligence compared to freehold transactions. This includes analysing the lease terms, liaising with the landlord about serving appropriate notices, procuring up-to-date service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first entered into.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Shipston on Stour. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 11/6/2025, the requirements read as follows :
What is the difference between a licensed conveyancer and conveyancing solicitor in Shipston on Stour
There are many registered licenced Conveyancers in Shipston on Stour and Solicitor practices in Shipston on Stour who can assist with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal aspects of transferring property. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We had appointed conveyancing lawyers based in Shipston on Stour on the Barclays solicitor approved list. They are now charging me a supplemental charge for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer can levy a fee for this. The fee is not set by Barclays but by your Shipston on Stour property lawyer. Plenty of firms on the Barclays panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I'm spending time viewing flats in Shipston on Stour and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with TSB.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are obtaining a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
It has been 2 months since my purchase conveyancing in Shipston on Stour completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Is it best to use a Shipston on Stour conveyancing solicitor based in the area that I am purchasing? We have a good friend who can handle the legal formalities but her office is 300kilometers away.
The primary upside of using a local Shipston on Stour conveyancing firm is that you can pop in to execute documents, deliver your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were happy that must trump using an unfamiliar Shipston on Stour conveyancing solicitor solely due to them being based in the area.