I am in the process of selling my house in Haydon Bridge and the EA has just text me to warn that the buyers are switching property lawyer. The reason given is that the mortgage company will only engage with solicitors on their approved list. Why would a big named mortgage company only engage with certain solicitors rather the firm that they want to appoint for their conveyancing in Haydon Bridge ?

Lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lending institutions attribute this action to a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

We are purchasing a new build duplex in Haydon Bridge and my solicitor is advising me that she has to the lender to disclose incentives from the seller. I am on a tight deadline to exchange and I have no desire to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Haydon Bridge. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 18/1/2026, the requirements read as follows :

I am in need of some leasehold conveyancing in Haydon Bridge. Before I set the wheels in motion I would like to find out the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and most are in Haydon Bridge - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Haydon Bridge Conveyancing for Leasehold Flats - Examples of Queries before buying

Is there a share of the freehold? Its a good idea to find out as much as you can regarding the managing agents as they will either make living at the property much simpler or a lot more difficult. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to every day matters like the upkeep of the common parts. Enquire of other tenants what they think of their service. In conclusion, be sure you understand the dates that you are obliged pay the service charge to the relevant party and precisely how they are spending the funds. Does the lease include onerous restrictions?

My sealed bid on detached house in Haydon Bridge has been agreed to, but there is a chain. The current proprietors have put an offer on somewhere, but it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a local conveyancing lawyer in Haydon Bridge. What should be my next step? At what stage do I apply for the mortgage with Lloyds?

It is usual to have concerns where there is an associated chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then survey, Haydon Bridge conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Lloyds approved list. Concerning the subsequent stages this very much depends on the uniqueness of your case, desire for this property and on the state of the market. In a rising market some home buyers would apply for a home loan with Lloyds and arrange for the survey and only if it comes back ok would they ask their solicitor to proceed with the conveyancing in Haydon Bridge.