lenderpanel

Find a Cornwall Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Cornwall conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Cornwall

I am nearing exchange of contracts for my ground floor flat in Cornwall and the estate agent has just telephoned to advise that the buyers are swapping conveyancer. The reason given is that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Cornwall ?

Banks have always had panels of law firms that can act for them, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

Please explain the implications if my solicitor is suspended from the HSBC Solicitor panel ahead of completing my conveyancing in Cornwall?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

A relative pointed out to me me that in buying a property in Cornwall there could be a number of restrictions preventing external alterations to a property. Is this right?

There are a number of properties in Cornwall which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Cornwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Please help - my lawyer says that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Cornwall conveyancing?

The right level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

I recently had an offer agreed on an apartment in Cornwall. My financial adviser recommended their conveyancers. I paid an on account payment of £225. Not long after, the lawyer called me embarrassingly acknowledging that they were not on the Kent Reliance 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 Kent Reliance 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.

I'm purchasing my first flat in Cornwall with a mortgage from Accord Mortgages Ltd. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about this extras as it may jeopardize my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I'm converting the mortgage on my current home to a buy to let loan with Leeds Building Society and I will use the rest of the raised equity as a down payment on another house. The area we are interested in is Cornwall. Will your solicitors be able to act for both sets of mortgage companies and tie in the two deals?

Do use our comparison tool on this site to be sure that the conveyancers are approved by both banks. On the basis that they are your conveyancer will be able to connect the two transactions but you should have a chat with you lawyer and communicate your desired outcome and needs.

Last updated

Neighbouring Locations

Delabole
Tintagel
Camelford
Cornwall
Bodmin
St Austell
Par
Fowey
Lostwithiel

Find out more about how flying freehold can affect your the value of a property.