I am in the process of selling my house in Kettering and the estate agent has just telephoned to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. On what basis would a leading mortgage company only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Kettering ?

Lenders have always had an approved set of law firms that can represent them, 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 represented them for over 25 years.

Lenders attribute this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. 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 do not even realise 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.

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

Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 8/11/2024, the requirements read as follows :

My relative advised me that where I am purchasing in Kettering I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually quoted for as part of the standard Kettering conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Kettering around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Kettering Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Kettering.

I need to retain a conveyancing solicitor for freehold conveyancing in Kettering. I have stumble across a web site which appears to be the perfect answer If it is possible to get all the legals completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What are my options where I am dissatisfied with the property lawyer who conducted our conveyancing in Kettering?

Occasionally the level of service you receive is not as you expect, and unfortunately every so often things do go wrong. Nevertheless there is recourse where you were unhappy with your conveyancing in Kettering. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.