I am not well enough to travel far from Birch and Middleton. Is there a reason why all Birch and Middleton lawyers aren't automatically on all bank panels?
A decade ago most lenders exhibited an attitude to risk which is different than today. The FSA in 2010 instigated a thematic review into property fraud which concluded: know the property lawyers on your panel. As a result, banks have since looked to extract more information from law firms regarding their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders required.
We are acquiring a newly constructed apartment in Birch and Middleton and my lawyer is telling me that she has to the lender to reveal incentives from the seller. I am on a tight deadline to exchange and my preference is not to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am about to put a bid on a leasehold property in Birch and Middleton. The property agents tell me that it is the norm for flats in Birch and Middleton to have less than 75 years left on the lease. I am taking out a loan with Virgin. Is this going to be a problem if the lease has 70 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/11/2025 the requirements read as follows :
What will a local search inform me concerning the property my wife and I purchasing in Birch and Middleton?
Birch and Middleton conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays an important role in most Birch and Middleton conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
How does conveyancing in Birch and Middleton differ for newly converted properties?
Most buyers of new build premises in Birch and Middleton approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Birch and Middleton typically buy the land, 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 conveyancing solicitors 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 Birch and Middleton or who has acted in the same development.
Having checked my lease I have discovered that there are only 62 years remaining on my lease in Birch and Middleton. I now wish to extend my lease but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. On the whole a specialist may be useful to carry out a search and to produce a report which can be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court overseeing Birch and Middleton.
I inherited a studio flat in Birch and Middleton, conveyancing formalities finalised in 2011. How much will my lease extension cost? Similar properties in Birch and Middleton with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2104
With 79 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.