I am expecting a offer of a home loan from Lloyds. My intention is to retain the legal services of a Licensed Conveyancer in Cobham. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

My husband and I are hoping to buy a 1 bedroom flat in Cobham with a residential mortgage from Santander.We like our Cobham conveyancing lawyer but Santander informed us he's not on their approved list of member firms. It seems we are left with no choice but to instruct a Santander panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Santander use our lawyer?

No, not really. The loan issued to you is subject to its terms and conditions, a common one being that solicitors needs to be on the Santander conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Santander

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Cobham?

Its becoming the norm that commercial conveyancing solicitors in Cobham will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Cobham. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cobham.

For each commercial conveyancing transaction in Cobham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Cobham commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Cobham.

It has been 4 months since my purchase conveyancing in Cobham completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

We are 3 weeks into a residential purchase having been referred to solicitors by the selling agent to execute conveyancing in Cobham. I am not happy. Could you you assist me in finding new solicitors?

They would have to be very poor to suggest replacing them. Has your loan offer been sent? In the event that it has you will need to inform them of the new contact details and get the mortgage documents are re-issued. The solicitor ideally should be on the banks approved list to avoid added costs and frustration. So that should be your first question of the new lawyers. The find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Cobham