I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to use a Baldock based conveyancing firm?

Do check but the chances are that allocate you one of their panel lawyers should you want the "fee-free" incentive. Call the bank to ask if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Baldock.

Can I be sure that the Baldock conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Baldock seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.

After months of negotiation I have agreed a price on a house in Baldock. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £150. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My offer was accepted on a house in Baldock on 20/8/2025, valuation was booked 2 days later, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Can the lender hold off the offer?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build house in Baldock with a mortgage from Barclays Direct. The sellers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my lawyer about the extras as it may adversely affect my mortgage with Barclays Direct. Should I keep quiet?.

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.

My husband and I are FTB’s - had an offer accepted, yet the estate agent told us that the seller will only go ahead if we appoint the agent's chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Baldock

It is improbable the owners are driving this. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Baldock conveyancing solicitors - not the ones that will give their estate agent a introducer fee or hit his conveyancing figures pre-set by corporate headquarters.

I am purchasing a flat and need a conveyancing solicitor in Baldock who is on the bank solicitor panel. Can you recommend a Baldock or local Baldock solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Baldock. We dont recommend any particular conveyancing practice.