I am nearing exchange of contracts for my home in Norfolk and the EA has just e-mailed to say that the buyers are changing their property lawyer. The excuse is that the lender will only deal with property lawyers on their conveyancing panel. Why would a leading lender only deal with specific law firms rather the firm that they want to select for their conveyancing in Norfolk ?

Lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say 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. 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 purchasers are unlikely to have any impact on this.

Would the conveyancing solicitors highlighted through your search app carry out right to buy conveyancing in Norfolk?

We do have numerous conveyancing solicitors who can service right to buy transactions Do e-mail the lawyers listed with a view to obtain a conveyancing quote.

I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Norfolk. My lender is Accord Mortgages

Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/11/2025, the requirements read as follows :

Should I be suspicious that estate agents that I am dealing with are recommending an internet conveyancing firm as opposed to a local Norfolk conveyancing firm?

As with many service providers, often referrals from relatives can be very helpful. But there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and banks might all put forward lawyers to retain. Sometimes the lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the endorsement. You are at liberty to choose your own lawyer. You need to be aware that most lenders operate an approved list of solicitors you have to use for the mortgage related work in your home move.

My wife and I purchased a leasehold flat in Norfolk. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Norfolk who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Norfolk conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Norfolk Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

What prohibitions are there in the Norfolk Lease? It is important to be aware if changing the roof or some other major work is due in the near future to be shared by the tenants and may well materially increase the the service charges or result in a specific payment. What is the length of the lease?