I am in the process of selling my ground floor flat in Stanwick and the estate agent has just telephoned to say that the purchasers are swapping property lawyer. The excuse is that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to select for their conveyancing in Stanwick ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some 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 unlikely to have any sway in the decision.

About to place an offer on a leasehold apartment in Stanwick. The selling agents tell me that it is standard for flats in Stanwick to have less than 75 years remaining. I am expecting a loan with Virgin. Will the property be mortgageable given that the lease has 72 years unexpired.

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. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 22/9/2025 the requirements read as follows :

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Stanwick?

Many commercial conveyancing solicitors in Stanwick will order 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 Stanwick. The report 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 Stanwick.

For every commercial conveyancing transaction in Stanwick it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Stanwick commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Stanwick.

five months have gone by following my purchase conveyancing in Stanwick took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are new to the buying process - agreed a price, yet the agent advised that the vendor will only move forward if we appoint their recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Stanwick

It is unlikely the sellers are behind this. Should the vendor desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make sure they comprehend that (a)you are motivated buyers (b)you are ready to go, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Stanwick conveyancing firm - not the ones that will provide the estate agent a kickback or hit his conveyancing figures pre-set by head office.