I am not in a position to travel far from Common Edge. I would like to know the logic why all Common Edge conveyancing practitioners are not on all mortgage company panels?
Before the recession most lenders had an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into property fraud which concluded: know the conveyancers on your panel. As a result, banks have since soughtmore information from law firms concerning their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the lenders required.
I am hoping to complete my purchase in Common Edge next Monday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not unique to conveyancing in Common Edge.
It is a dozen years since I bought my home in Common Edge. Conveyancing lawyers have just been instructed on the sale but I can't locate the deeds. Is this a major issue?
You need not be too concerned. First the deeds may be kept by the mortgage company or they may still be with the conveyancers who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Common Edge relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
I have 71 years remaining on my lease and require a lease extension for my apartment in Common Edge. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions correct?
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. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 27/2/2025 the requirements read as follows :
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Common Edge?
Two types of professional can conduct conveyancing in Common Edge namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or purchase of property. Both are obliged to execute Common Edge conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly carried out and that all requisite procedures will be accurately attended to.
My stepmother pointed out to me me that in purchasing a property in Common Edge there may be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in Common Edge which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Common Edge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
At last I have had an offer on an apartment in Common Edge accepted, the owners do however have a connected purchase. The vendors have offered on a flat, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a high street conveyancing solicitor in Common Edge. What should be my next step? At what stage do I apply for the mortgage with Yorkshire BS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Common Edge conveyancing search charges, etc). First, you should check that your conveyancing practitioner is on the Yorkshire BS conveyancing panel. Concerning the next phase this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a buoyant market many home buyers will apply for a home loan with Yorkshire BS and pay for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with searches.
I'm refinancing my current property to a buy to let loan with Alliance & Leicester and I will use the ballance of the raised equity as a deposit on another house. The area we are talking about is Common Edge. Will your conveyancers be able to act for the two lenders and link together the two deals?
Do use our search tool on this page to check that the conveyancers are approved by both mortgage companies. Having checked that they are your conveyancer will be able to tie up the two transactions but you should have a chat with you solicitor and make apparent your desired outcome and requirements.