I am one month into the sale of my flat in Conisbrough and the EA has just telephoned to warn that the purchasers are swapping property lawyer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a major lender only engage with specific law firms rather the firm that they want to choose for their conveyancing in Conisbrough ?
Mortgage companies 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 Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions blame a rise in fraud by way of justification for the cull – criteria have been stiffened 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 says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I am about to put an offer on a leasehold flat in Conisbrough. The estate agents tell me that it is normal for flats in Conisbrough to have less than 75 years left on the lease. I am getting a loan with Bank of Ireland. Will the property be mortgageable given that the lease has Seventy One years left.
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. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/11/2025 the requirements read as follows :
I used Wolstenholmes several years ago for my conveyancing in Conisbrough. Now, I need the documents but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Conisbrough of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Conisbrough is the location of the property. Is there any guidance you can impart?
Flying freeholds in Conisbrough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Conisbrough you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Conisbrough may decide 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 premises.
I own a leasehold flat in Conisbrough. Conveyancing and Nationwide Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Conisbrough who previously acted has now retired. Do I pay?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Conisbrough conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a split level flat in Conisbrough, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Conisbrough with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2091
With 66 years left to run the likely cost is going to be between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
Me and my husband have agreed a price on a Conisbrough flat we inherited some years ago in 2010. I have over 15 years conveyancing knowledge and, although retired, intend to carry out the conveyancing. The buyer's property lawyer has informed me that their building society will not allow us to do our own conveyancing insisting the funds to be released via a solicitor's bank account.
Lending instructions to conveyancers from all CML members specify that If the seller is not legally represented the borrower's lawyers should check whether the bank needs to be notified so that a decision can be reached as to whether they are willing to proceed.