I am progressing with the sale of my house in Bakewell and the estate agent has just called to warn that the buyers are appointing a new law firm. The excuse is that the lender will only engage with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to select to handle their conveyancing in Bakewell ?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. The buyers are not going to have any impact on this.
My solicitor has discovered a a problem with the lease for the flat we are purchasing in Bakewell. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor has advised that he must be satisfied that the lender is happy with this solution. Are we the client or is the mortgage company ?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions must be adhered to.
I am about to put a bid on a leasehold property in Bakewell. The selling agents assure me that it is the norm for flats in Bakewell to have less than 75 years unexpired on the lease. I am getting a mortgage with Platform. Will the property be mortgageable given that the lease has 72 years remaining.
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. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 30/11/2025 the requirements read as follows :
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Bakewell?
Its becoming the norm that commercial conveyancing solicitors in Bakewell will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Bakewell. The report sets out definitive information 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 Bakewell.
For every commercial conveyancing transaction in Bakewell it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Bakewell commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Bakewell.
How does conveyancing in Bakewell differ for new build properties?
Most buyers of new build property in Bakewell come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Bakewell tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bakewell or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Bakewell ahead of retaining lawyers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some lenders will refuse to give a loan on this type of house.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bakewell. Conveyancing will be smoother if you use a solicitor in Bakewell especially if they are accustomed to such properties in Bakewell.