My fiance and I are looking to buy a property in Childwall and are in fact using a Childwall conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Godiva Mortgages Ltd have this afternoon contacted us to advise us that there is now an issue as our Childwall lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Childwall lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I have Fifty Six years left on my lease and need a lease extension for my apartment in Childwall. Conveyancing solicitors on the Nationwide Building Society panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 20/7/2026 the requirements read as follows :
Me and my partner are purchasing a house in Childwall. I might seem paranoid but how we can trust a solicitor? On completion day we have to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My aunt pointed out to me me that in purchasing a property in Childwall there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Childwall which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Childwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Childwall Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved solicitors?
Some major banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Childwall for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Childwall conveyancing specialists.
My husband and I are four weeks into a leasehold purchase having been referred to conveyancers by the local agent to handle our conveyancing in Childwall. I am not happy. Could you you assist me in finding new solicitors?
They would need to be very bad in order to consider changing them. Has the mortgage been issued? In the event that it has you must inform them of the new solicitor and ensure the loan are issued to the new lawyers. Your new conveyancer needs to be on the lenders approved list to avoid supplemental costs and frustration. That should be your starting point. The search tool should help you find a bank approved solicitor for your home move in Childwall
I am buying a house with all finances in place. I have provided lawyer with two distinct forms of photo identification, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer advising that the funds are legitimate and that it has come from inheritance and not via illegitimate means.
In today’s world you will not be able to complete any Childwall conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering Regulations.