My wife and I are purchasing a 2 bedroom apartment in Cottesmore with a mortgage. We would like to retain our Cottesmore conveyancer, however the bank advise she’s not on their "panel". It seems we have no option but to select one of the mortgage company panel firms or retain our Cottesmore solicitor and pay for one of their panel firms to represent them. We consider that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer 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 Cottesmore conveyancing solicitor to apply to be on the conveyancing panel.
I am hoping to complete my purchase in Cottesmore next Tuesday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the lender expect the insurance to cover?
Any lawyer on acting for lenders 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 Part 2 instructions. These requirements are not specific to conveyancing in Cottesmore.
We are buying a 4 bedroom semi-detached house in Cottesmore. Our aim is to an extension at the rear at the property.Will the conveyancing process include investigations to ascertain if these alterations are allowed?
Your conveyancer will review the registered title as conveyancing in Cottesmore will on occasion identify restrictions in the title deeds which restrict categories of works or require the permission of another owner. Many extensions call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I am the only recipient of my late father’s estate and I have everything in my name now, including the house in Cottesmore. The Cottesmore property was put into my name in May. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as if I'd bought the property in May. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some banks would take a practical view as this clause is chiefly there to identify subsales or the flipping of properties.
I had an offer accepted on a property in Cottesmore on 9/5/2025, valuation was booked five days later, all came back fine. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am downsizing from my property. My former conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Cottesmore if that affects matters.
Please use our search tool to help you find a solicitor for your conveyancing in Cottesmore. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
What are the common problems that you come across in leases for Cottesmore properties?
Leasehold conveyancing in Cottesmore is not unique. All leases are drafted differently and drafting errors can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building Clauses dealing with recovering service charges for expenditure on the building or common parts.
You may have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Chelsea Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.
I am the registered owner of a ground floor flat in Cottesmore, conveyancing having been completed October 2004. Can you work out an approximate cost of a lease extension? Equivalent flats in Cottesmore with an extended lease are worth £202,000. The ground rent is £60 charged once a year. The lease finishes on 21st October 2081
With just 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
My lawyers in Cottesmore have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.