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Find a Longton Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Longton

My wife and I are purchasing a 3 bedroom flat in Longton with a mortgage. We have a Longton solicitor, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Longton conveyancing practitioner as well as pay for one of their panel ones to represent them. We regard this is inequitable; can we not require that the bank use our Longton conveyancer ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Longton conveyancing solicitor to apply to be on the conveyancing panel.

I happen to be the only recipient of my late grandmother’s will and I have everything in my name now, including the house in Longton. The Longton property was put into my name in February. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be regarded the same way as if I'd bought the house in February. Do I have to wait 6 months to sell?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most banks would take a pragmatic view as this requirement principally exists to identify subsales or the quick reselling of property.

I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Longton lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Kent Reliance has sent the Land Registry the discharge electronically, and
  3. Kent Reliance has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Kent Reliance mortgage has been paid off.

The formalities of my purchase has taken place for my property in Longton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Do commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Longton?

Many commercial conveyancing solicitors in Longton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Longton. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Longton.

For every commercial conveyancing transaction in Longton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Longton commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Longton.

I have been advised by a number of selling agents in Longton to choose a conveyancer on your site. What’s the financial advantage for Estate Agents to market your services over another?

We don’t give any financial incentive for sending work our way. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

My fiance and I are purchasing a three bedroom flatin Longton with a home loan from a mortgage company. We have selected a lawyer in Longton yet our bank says she’s not on their "panel". It seems we have little choice but to instruct one of the our bank panel firms or keep our Longton solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The bank home loan offered to you is subject to conditions, one of which will be that lawyers will on the bank's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including almost all conveyancing solicitors in Longton : a mortgagee could choose 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 your lender.

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