We are buying a 2 bedroom flat in Swanley with a mortgage. We like our Swanley solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Swanley conveyancer and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?
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 Swanley conveyancing solicitor to apply to be on the conveyancing panel.
I am about to put a bid on a leasehold property in Swanley. The selling agents advise that it is normal for flats in Swanley to have less than 75 years left on the lease. I am getting a loan with Bank of Ireland. Will the property be mortgageable given that the lease has 69 years unexpired.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 5/11/2025 the requirements read as follows :
I'm purchasing my first flat in Swanley with a mortgage from The Royal Bank of Scotland. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my lawyer about the extras as it may put at risk my mortgage with the bank. Is this normal?.
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.
How simple is it to use your search tool to get a fee calculation from a conveyancing lawyer in Swanley on the panel for my lender?
1st pick a bank such as Accord Mortgages Ltd, Coventry Building Society or Bank of Ireland then type in your location such as Swanley. Conveyancing firms in Swanley and further afield will then be identified.
We're first time buyers - agreed a price, but the selling agent told us that the seller will only move forward if we use their recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer with experience of conveyancing in Swanley
It is improbable the vendors are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Try to communicate with the owners directly and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Swanley conveyancing lawyers - not the ones that will give their estate agent a referral fee or achieve conveyancing targets demanded by corporate headquarters.
I have just placed an offer on an apartment in Swanley and the estate agent that we are using recommended his conveyancer. He quoted nine hundred pounds plus VAT and 3rd party costs. Does this sound like a good deal?
You should not rely on a single estimate. One should obtain like-for-like quotes for your conveyancing in Swanley. Then select one that you are comfortable with and just as important, is on the approved panel of the mortgage company that you have applied for a mortgage from.