I am progressing with the sale of my home in Blackley and the EA has just e-mailed to warn that the purchasers are appointing a new conveyancer. The reason given is that the mortgage company will only deal with solicitors on their approved list. Why would a big named lender only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Blackley ?
Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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. Your buyers are not going to have any sway in the decision.
It is a dozen years since I acquired my house in Blackley. Conveyancing solicitors have just been appointed on the sale but I can't find the title documents. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be with the lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Blackley involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Blackley. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 25/3/2025, the requirements read as follows :
A friend pointed out to me me that in purchasing a property in Blackley there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Blackley which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Blackley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I currently have a mortgage with Aldermore for my property in Blackley. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
Your original mortgage agreement with Aldermore will provide that you need their approval prior to letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.
I have instructed a Blackley solicitor having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Blackley postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Blackley.
What does a local search reveal concerning the house I am buying in Blackley?
Blackley conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Blackley conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications relevant 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 thirteen topic areas.
I am looking into buying my first house which is in Blackley and I am already nervous. I couldn't find anything specific about Blackley. Conveyancing will be needed in due course but do you know about the Blackley area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Blackley. In the meantime here are some basic statistics that we found