We are planning to buy a 1 bedroom apartment in Lakenham with a mortgage. We wish to retain our Lakenham lawyer, but the lender advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Lakenham solicitor and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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. A further alternative is for your Lakenham conveyancing lawyer to apply to be on the conveyancing panel.
Some advice if I may. My Lakenham conveyancer is advising me that he is legally obliged toconduct Lakenham conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Lakenham conveyancing searches.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Lakenham. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 9/12/2025, the requirements read as follows :
I got the keys to my house on 7 January and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Lakenham said it would be registered inside ten days. Are properties in Lakenham particularly slow to register?
As far as conveyancing in Lakenham is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ depending on who lodges the application, whether it is in order and whether the Land registry need to notify any other parties. Currently approximately three quarters of such applications are completed within two weeks but some can be subject to protracted delays. Historically registration takes place once the buyer is living at the premises therefore an expedited registration is not usually primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.
How easy is it to change solicitor as I need to select one who is on the Alliance & Leicester conveyancing list. I had appointed a high street conveyancing solicitor in Lakenham five minutes from me but he is not accepted by Alliance & Leicester
It would be our pleasure to assist you select a conveyancing solicitor in Lakenham on the Alliance & Leicester panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Lakenham. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Lakenham.