Find a Calcot and Tilehurst Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Calcot and Tilehurst? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Calcot and Tilehurst home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Calcot and Tilehurst conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Calcot and Tilehurst

Is the fact that my solicitor in Calcot and Tilehurst is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?

That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Calcot and Tilehurst conveyancing firm and ask them why they are no longer on the approved list for your lender.

We are buying a 2 bedroom flat in Calcot and Tilehurst with a residential mortgage from TSB.We have a Calcot and Tilehurst conveyancing practitioner but TSB informed us her practice is not listed on their "panel". We have to appoint a TSB panel firm or retain our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The loan issued to you is subject to its various provisions, one of which will be that lawyers will be on the TSB solicitor panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for TSB

When it comes to mortgage companies such as Leeds Building Society, do Calcot and Tilehurst property lawyers have to pay a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I recently had an offer agreed on an apartment in Calcot and Tilehurst. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. Soon after, the solicitor called me sheepishly admitting that they were not on the Yorkshire BS 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 Yorkshire BS 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.

Clydesdale have agreed my mortgage in principle, my bid on a property in Calcot and Tilehurst has been agreed to, what happens next?

Your property agent will want to be advised as to your conveyancer's details (ensure that the solicitors are on the bank’s approved list). Contact Clydesdale or your broker and complete any appropriate documentation. Clydesdale will instruct a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Clydesdale will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Calcot and Tilehurst.

We are purchasing a property and the solicitor has raised the issue of Chancel Repair to which the house could be liable because it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Calcot and Tilehurst

Unless a previous acquisition of the house took place post 12 October 2013 you can take it that solicitors carrying out conveyancing in Calcot and Tilehurst to remain recommending a chancel search and or chancel repair liability insurance.

I'm purchasing a new build house in Calcot and Tilehurst with a loan from Yorkshire Building Society. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my solicitor about the deal as it will impact my mortgage with Yorkshire Building Society. Do I keep my lawyer in the dark?.

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.

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