Would the conveyancing solicitors identified via your search tool conduct conveyancing in Armthorpe by way of an attended exchange?
There are a few conveyancing specialists carrying out one day exchanges. Please e-mail us to get a conveyancing quote and details as to dates.
When does exchange of contracts happen for domestic conveyancing in Armthorpe and do I need to attend the solicitors office?
If you are round the corner to our conveyancing solicitors in Armthorpe you are welcome to come in to sign documents. That being said, the law practices we recommend provide a countrywide conveyancing service and give as equally comprehensive and professional a job for you when communicating with you digitally. The signing of the property agreement is not the point of no return. Signing on the dotted line is necessary for the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Armthorpe)to be in the office available at the end of the phone to exchange contracts.
My lawyer in Armthorpe has never been on on the Aldermore Conveyancing Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Aldermore list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your existing Armthorpe lawyers but Aldermore will need to instruct a conveyancer on their panel. This will inevitably rack up the overall conveyancing charges and cause frustration.
- Get a new solicitor to to deal with the purchase, obviously checking they are on the Aldermore panel
Is there a list of Santander panel conveyancers in Armthorpe on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association sites. Very few lending institutions make their panel listings visible over the internet. Where you are in need of a Armthorpe conveyancing practitioner on the Santander please use our tool.
After weeks of negotiation I have agreed a price on an apartment in Armthorpe. My mortgage broker suggested a lawyer. I paid an on account payment of £175. Soon after, the conveyancer called me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on an apartment in Armthorpe on 15/8/2025, valuation was booked 2 days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am one month into a freehold purchase having been referred to conveyancers by the local agent to perform conveyancing in Armthorpe. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new conveyancers?
They would need to be really poor in order to consider replacing them. Has the loan offer been generated? In the event that it has you will need to advise them of the new solicitor and ensure the offer are re-issued. Your conveyancer should be on the banks panel to avoid supplemental costs and complications. That should be your first question of the new conveyancers. The find a solicitor tool should assist you in finding a bank approved solicitor for your conveyancing in Armthorpe
I am a negotiator for a reputable estate agent office in Armthorpe where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have received contradictory information from local Armthorpe conveyancing solicitors. Could you clarify whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I bought a 1st floor flat in Armthorpe, conveyancing was carried out in 1995. Can you work out an approximate cost of a lease extension? Similar properties in Armthorpe with over 90 years remaining are worth £211,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2093
You have 68 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.