I am in the process of selling my flat in Custom House and the estate agent has just called to warn that the buyers are changing their property lawyer. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. Why would a big named mortgage company only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Custom House ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. 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. Some 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 buyers are unlikely to have any sway in the decision.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Custom House. My lender is Virgin

Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 4/8/2025, the requirements read as follows :

My stepmother informed me that in buying a property in Custom House there may be various restrictions prohibiting external changes to a property. Is this right?

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

I have been told by my lawyer that lack of building regulations insurance is needed on my purchase. What is the level of cover for Custom House conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

I am selling my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being a right pain. The Custom House solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 need some quick conveyancing in Custom House as I have a deadline to sign on the dotted line within 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are are a cash purchaser you are at free not to have searches conducted although no law firm would advise that you don't. Drawing on our experience of conveyancing in Custom House the following are examples of what can be revealed and therefore impact future saleability: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...

My husband and I are a couple of weeks into a residential purchase having been referred to a firm by the estate agent to handle our conveyancing in Custom House. We are not happy. Could you you assist me in finding new conveyancers?

A conveyancer would have to be really bad in order to consider changing them. Has the mortgage offer been issued? In the event that it has you need to make them aware of the replacement lawyer and ensure the offer are issued to the new lawyers. The solicitor ideally should be on the lenders panel to avoid added expenses and complications. So that should be your first question of the new lawyers. Our find a solicitor tool will help you find a lender approved solicitor for your home move in Custom House