I am expecting a mortgage with Santander. I intend to retain the legal services of a Licensed Conveyancer in Nuneaton. Does the Santander Conveyancing panel exclude Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Finally the sale completed on my house in Nuneaton last April but my buyer keeps calling me to moan that their conveyancer is waiting to hear from mysolicitor. What are the post completion sale legalities now that I have sold?

After completion of your house sale your solicitor is duty bound to forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where relevant, your conveyancer must also evidence that the home loan has been redeemed to the buyers lawyers. There are no post completion formalities peculiar conveyancing in Nuneaton.

I had an offer accepted on a property in Nuneaton on 9/7/2025, valuation was booked 2 days after, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Nuneaton solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 Nuneaton 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.

Coventry BS have agreed my mortgage in principle, my bid on a property in Nuneaton has been accepted, now what?

Your estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Telephone Coventry BS or the broker and complete any appropriate forms. Coventry BS will sellect a valuer who will get in touch with the selling agent or seller to schedule 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. Coventry BS 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 Nuneaton.

I used Wolstenholmes several years past for my conveyancing in Nuneaton. I now require my file however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Nuneaton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My conveyancers in Nuneaton have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.