I plan on acquiring property in Swanley. My Solicitor is not listed on the lender conveyancing list. Can I still appoint my Swanley conveyancing solicitor notwithstanding that they are not on the bank list of approved lawyers?
Various options include
- Complete the purchase with your existing Swanley solicitor but your bank will undoubtedly use a conveyancing practitioner on their approved panel. This will result in additional cost and potential frustration.
- Choose a new conveyancer to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your conveyancer to do everything possible to get accepted on the bank’s panel of solicitors
Some advice if I may. My Swanley conveyancer is informing me me that he has toapply for Swanley conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. Is my solicitor correct?
You have limited options available to you. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Swanley conveyancing searches.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Swanley. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 29/1/2026, the requirements read as follows :
My wife and I have a terraced Georgian house in Swanley. Conveyancing practitioner represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swanley and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing solicitor who carried out the work.
How does conveyancing in Swanley differ for new build properties?
Most buyers of new build residence in Swanley come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because developers in Swanley tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Swanley or who has acted in the same development.