Is the fact that my conveyancer in Lee is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of 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 contact the Lee conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
It is a dozen years since I acquired my home in Lee. Conveyancing solicitors have recently been appointed on the sale but I am unable to find my title deeds. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be retained by the mortgage company or they could still be with the solicitor who oversaw your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Lee relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Lee. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/8/2025, the requirements read as follows :
We are selling our property in Lee and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Lee. Having lived in Lee for 4 years we know of no issue. Do we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of 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 ailment)
Should I be wary that brokers that I am dealing with are suggesting a national conveyancing firm rather than a High Street Lee conveyancing firm?
As is the case with many professional services, often referrals from connections can be extremely useful or valuable. Yet there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may put forward solicitors to instruct. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the recommendation. You have the discretion to select your own lawyer. You need to be aware that most lenders specify a panel list of solicitors you have to use for the mortgage related work in your transaction.