We are intending to purchase a 1 bedroom apartment in Esher and Claygate with a mortgage. We have a Esher and Claygate lawyer, however the lender says she’s not on their "panel". It seems we have little option but to instruct one of the bank panel conveyancing practices or retain our Esher and Claygate conveyancing practitioner and pay for one of their panel firms to act for them. We consider that this is unjust; are we not able to demand that the mortgage company use our Esher and Claygate solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Esher and Claygate conveyancing solicitor to apply to be on the conveyancing panel.
I have 7378 less than 75 years remaining on my lease and require a lease extension for my flat in Esher and Claygate. Conveyancing solicitors on the Tesco Bank 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. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 9/9/2025 the requirements read as follows :
Intending to buy a house in Esher and Claygate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Esher and Claygate solicitor is on the Nationwide conveyancing panel.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Esher and Claygate solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Esher and Claygate surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
RBS have agreed my home loan in principle, my offer on a apartment in Esher and Claygate has been accepted, what happens next?
The estate agent will need to be informed of your conveyancer's details (make sure the solicitors are on the lender’s panel). Call up RBS or the broker and finalise any outstanding paperwork. RBS will instruct a valuer who will get in contact with the selling agent or vendor to book a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. RBS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Esher and Claygate.
I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Esher and Claygate for a purchase of a leasehold apartment 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Esher and Claygate conveyancing specialists.
My wife and I are buying a studio flat in Esher and Claygate. When we first instructed lawyer, we were told they were on all major UK lender panels. The financial adviser called just now to say that they are not on the Leeds Building Society approved list. If it turns out to be true, what should we do? Should we just find a new property lawyer that is on their approved list or do we cover the costs for dual representation, with Leeds Building Society selecting their own approved conveyancer.
If you are buying a property needing a mortgage it is usual for the purchaser’s lawyers to also act for the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to fulfill. Some lenders now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should contact Leeds Building Society and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Leeds Building Society's conveyancing panel and you may continue to use your own Esher and Claygate solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.