I am progressing with the sale of my house in Shiremoor and the estate agent has just telephoned to warn that the purchasers are switching property lawyer. The excuse is that the lender will only work with solicitors on their conveyancing panel. Why would a big named lender only work with specific solicitors rather the firm that they want to choose for their conveyancing in Shiremoor ?
UK lenders have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that 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.
Our god-son is buying a house that has just been built in Shiremoor with a home loan from Virgin Money. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can I use your services to recommend a Conveyancing solicitor in Shiremoor even if I’m not buying or selling a house, for example where I want to acquire a shop in Shiremoor with a mortgage from Nationwide Building Society?
Our search tool is primarily used to select residential conveyancing solicitors in Shiremoor but we have recorded towards the end of this page a selection of Shiremoor commercial conveyancing firms. You will need to enquire with the firm directly to establish if they can also act for Nationwide Building Society
Will my conveyancing lawyers need to check that the building insurance when buying a house in Shiremoor. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 27/7/2026, the requirements read as follows :
I acquired my home on 11 October and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Shiremoor advises it should be recorded inside ten days. Are transfers in Shiremoor particularly slow to register?
As far as conveyancing in Shiremoor is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any other parties. At present in the region of three quarters of submission are fully addressed within 12 days but occasionally there can be protracted hold-ups. Registration takes place after the new owner has moved in to the premises therefore 'speed' is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
Is it best to appoint a Shiremoor conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can execute the legal formalities but her office is 400miles away.
The primary upside of using a high street Shiremoor conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and on the whole were happy that must surpass using an unfamiliar Shiremoor conveyancing lawyer solely due to them being Shiremoor based.