Unfortunately I am unable to travel far from Arlesey. Can you please spell out why all Arlesey conveyancing practitioners are not on all lender panels?

Mortgage Companies ordinarily impose restrictions on either the type or volume of conveyancing practices on their panel. Typical examples of such criteria being that a practice is required to have at least two partners. As well as restricting the structure of firm, some building societies decided to restrict the size of their panel they permit to represent them. It is worth noting that lenders have no liability for the accuracy of conveyancing supplied by any Arlesey solicitor on their panel. Increases in mortgage fraud was the key driver in the culling of conveyancing panels in the last decade notwithstanding that there are differing views about whether solicitors sat at the center of that fraud. Data via HMLR exposes that thousands of law firms only conduct a couple of conveyances annually. Those advocating conveyancing panel culls question why conveyancing firms deserve any entitlement to be listed on a bank panel when it is evident that conveyancing is not their speciality?

We are buying a property and require a conveyancing solicitor in Arlesey who is on the Nottingham approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Arlesey.

We have agreed to purchase a house in Arlesey. An unusual aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Aldermore your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to Aldermore where a lease does not meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Arlesey.

I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Arlesey solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I had an offer accepted on a house in Arlesey on 16/7/2025, valuation was booked 3 days after, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am planning on selling our house in Arlesey and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Arlesey lawyer would know that there is no such problem. It does beg the question why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in Arlesey. Having lived in Arlesey for many years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am buying a new build apartment in Arlesey. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Arlesey

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan.