I am one month into the sale of my flat in South Norwood and the EA has just text me to say that the buyers are appointing a new solicitor. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named lender only engage with specific solicitors rather the firm that they want to select for their conveyancing in South Norwood ?

Banks have always had an approved set of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been tightened 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 says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

I have 7378 less than 75 years left on my lease and require a lease extension for my apartment in South Norwood. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 23/8/2025 the requirements read as follows :

I can see plenty of here concerning conveyancing in South Norwood but can you isolate your top tip for appointing the right conveyancer in South Norwood

It would be unwise to be seduced by the lowest South Norwood conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in South Norwood?

There are many registered licenced Conveyancers in South Norwood and Solicitor firms in South Norwood offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Are all South Norwood Conveyancing Quality Solicitors on the Santander conveyancing list of approved solicitors?

Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

I'm refinancing my current home to a buy to let loan with The Mortgage Works and intend to use the remaining equity as a deposit on a second property. The area we are looking at is South Norwood. Will your solicitors be able to act for the two mortgage companies and tie in the two deals?

Do use our comparison tool on this site to be sure that the conveyancers are on the relevant lender panels. On the basis that they are the conveyancer should be able to simultaneously deal with the two deals but you should talk with you solicitor and communicate your desired outcome and requirements.

I am looking at a couple of maisonettes in South Norwood which have in the region of fifty years remaining on the leases. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease shortens the saleability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is generally wise to extend the lease term. Sometimes it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this field.

I have had difficulty in trying to purchase the freehold in South Norwood. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most certainly. We are happy to put you in touch with a South Norwood conveyancing firm who can help.

An example of a Lease Extension decision for a South Norwood property is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case affected 1 flat. The number of years remaining on the existing lease(s) was 26.38 years.