I am in the process of selling my maisonette in Teignmouth and the EA has just telephoned to advise that the buyers are switching solicitor. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a big named lender only engage with specific law firms rather the firm that they want to select for their conveyancing in Teignmouth ?
Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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.
I have 71 years unexpired on my lease and require a lease extension for my apartment in Teignmouth. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining 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 17/6/2026 the requirements read as follows :
Have just purchased a repossessed house at auction in Teignmouth. Conveyancing is necessary. What happens now?
Now that you are exchanged you now have to find a conveyancing solicitor as a matter of urgency as you are faced with a tight a drop dead date to complete the purchase. Every auction property will have an associated legal pack. This will likely include most,if not all of the paperwork that your conveyancer requires. Where you are dealing with leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to the solicitor instructed by you at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
is it true that all Teignmouth solicitor firms on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
About to purchase apartment in Teignmouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Teignmouth property lawyer is on the UBS conveyancing panel.
I own a terraced Georgian property in Teignmouth. Conveyancing practitioner represented me and Barclays Direct. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Teignmouth and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Teignmouth differ for new build properties?
Most buyers of new build premises in Teignmouth approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Teignmouth typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Teignmouth or who has acted in the same development.
Why do Teignmouth conveyancing charges are more expensive for leasehold and freehold properties?
Leasehold conveyancing in Teignmouth more often than not will involve additional due diligence including fully examining the lease, corresponding with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.