I am selling my ground floor flat in Cleator and the EA has just e-mailed to say that the buyers are changing their property lawyer. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. Why would a leading lender only deal with specific lawyers rather the firm that they want to appoint for their conveyancing in Cleator ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal 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. The purchasers are unlikely to have any sway in the decision.
I have given 2 months notice to my existing landlord and have to be out of my rented property in Cleator by 28/1/2026. Conveyancing for my house purchase is progressing. Is it possible to complete in 5 weeks as don't want to have to move into short term accommodation?
The normal practice is not to give notice on a rental unless your lawyer suggests that you should. If you have not previously done so, notify to your lawyer and request that they cajole the owners lawyers, try to a target completion date that all parties will work to achieve
Our mortgage company has suggested a law firm on their panel based in Cleator but I would rather choose a conveyancing lawyer in Cleator round the corner to me. Can you assist?
Not all Cleator conveyancing practices are approved and listed on all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Cleator conveyancing solicitor on the on the mortgage company panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Cleator
Two types of professional can carry out conveyancing in Cleator namely CLC regulated conveyancers or solicitors. The two can administer the legal services that you need to complete the sale or purchase of property. They are both obliged to conduct Cleator conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally administered and that all requirements and procedures should be appropriately followed.
Can I be sure that the Cleator conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Cleator getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being pedantic. The Cleator solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What could I expect to pay for conveyancing in Cleator?
The amount you are charged for conveyancing in Cleator may differ significantly from solicitor to solicitor. Given these differences it all the more necessary for you to have a full breakdown of charges when you first instruct a solicitor. It is advisable to find two or more like for like quotes.