I am progressing with the sale of my maisonette in Danbury and the EA has just text me to say that the buyers are switching property lawyer. The reason given is that the bank will only engage with property lawyers on their approved list. On what basis would a big named lender only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Danbury ?

UK lenders have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lenders point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 purchasers are not going to have any sway in the decision.

In what way does my ID and proof of funds have anything to do with my conveyancing in Danbury? Is this really necessary?

Danbury conveyancing solicitors as well as nationwide property lawyers accross the UK have a duty under money laundering regulations to verify the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to provide two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement no older than three months).

Evidence of source of monies is also required in accordance with the money laundering regulations as conveyancers are duty bound to ensure that the money you are using to buy a property (be it the exchange deposit or the full purchase monies where you are a cash purchaser) has come from an acceptable source (such as an inheritance) rather than the product of illegitimate behaviour.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Danbury. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 4/3/2025, the requirements read as follows :

Various web forums that I have come across warn that are the number one reason for delay in Danbury house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Danbury.

What is the best way of identifying a freehold conveyancing in Danbury?

Option 1 is to ask your friends and family they would would seek assistance from. Option 2 is to look on the internet for conveyancing in Danbury. Telephone two or three from the list and ask them to email you their conveyancing estimate and discuss your needs with the solicitor who will conduct your conveyancing before you make your choice. Third is to use our search tool to assist you in finding the right lawyers taking into account your unique factors including location,speed, complexity and who your intended mortgage company is.Do not be fooled by £99 conveyancing solicitors in Danbury