My husband and I are buying a 3 bedroom flat in Clitheroe with a mortgage. We have a Clitheroe conveyancer, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Clitheroe conveyancing practitioner and pay for one of their panel firms to represent them. This feels very unfair; can we not insist that the lender use our Clitheroe property lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Clitheroe conveyancing lawyer to apply to be on the conveyancing panel.
When will exchange of contracts occur in purchase conveyancing in Clitheroe and do I need to attend the conveyancers branch?
Where you are in close proximity to one of the conveyancing solicitors in Clitheroe you are welcome to attend to sign the paperwork. However, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you by post or email. The executing of the property agreement is not the critical part. Signing on the dotted line simply enables the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Clitheroe)to be in the office available at the end of the phone to exchange contracts.
I have 70 years left on my lease and require a lease extension for my apartment in Clitheroe. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 2/8/2026 the requirements read as follows :
How can we know in advance if a Clitheroe conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Clitheroe seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your transaction.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Clitheroe building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Clitheroe conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The property lawyer must follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
UBS have agreed my home loan in principle, my offer on a property in Clitheroe has been agreed to, what happens next?
Your estate agent will wish to know who your solicitors are (be sure the property lawyers are on the lender’s panel). Contact UBS or your financial adviser and finalise any relevant forms. UBS will appoint a valuer who will get in touch with the estate agent or owners to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. UBS will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Clitheroe.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Clitheroe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Clitheroe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clitheroe you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clitheroe may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What range of conveyancing services do Clitheroe conveyancing firms handle?
Generally most Clitheroe conveyancing firms can offer various legal advice to home and land proprietors, vendors, investors, landlords and leaseholders which may include:
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Domestic sale conveyancing in Clitheroe or wider afield
Home purchase conveyancing in Clitheroe and nationwide
Deeds of variations for leases Plot sales whether they are freehold or leasehold All types of leasehold property including, flats and maisonettes Drafting in respect of rights of drainage, services, and access (Easements)