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Find a Runcorn Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Runcorn

Our nephew is buying a newly built flat in Runcorn with a home loan from Aldermore. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We previously chose solicitors with offices in Runcorn on the RBS solicitor panel. They have just invoiced me a separate charge for handling the RBS mortgage. Is this an additional conveyancing fee specified by RBS?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. The fee is not set by RBS but by your Runcorn property lawyer. Plenty of firms on the RBS panel will charge an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

We are getting the release of further monies on our home loan from HSBC as we intend to conduct a loft conversion to our house in Runcorn. Are we obliged to select a bricks and mortar Runcorn solicitor on the HSBC conveyancing panel to handle the legals?

HSBC do not ordinarily require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Runcorn is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am selling our property in Runcorn and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Runcorn conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing outfit as opposed to a conveyancing solicitor in Runcorn. We have lived in Runcorn for many years we know that this is a non issue. Do we contact our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should 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 health insurance to cover that same ailment)

I'm purchasing my first flat in Runcorn with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my solicitor about this side-deal as it may affect my mortgage with Virgin Money. Is this normal?.

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

Due to the guidance of my in-laws I had a survey completed on a property in Runcorn in advance of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not issue a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Runcorn. Conveyancing may be slightly more expensive based on your lender's requirements.

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