My partner and I are looking to purchase a flat in Curdworth and are in fact using a Curdworth conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Virgin Money have this morning contacted us to inform me that they have now hit a problem as our Curdworth conveyancer is not on their approved list of lawyers. Is this a problem?
If you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Curdworth solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My partner and I are nearing an exchange on a flat in Curdworth and my mum and dad have sent the exchange deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancing practitioner is legally required to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I purchased a freehold property in Curdworth but nevertheless pay rent, why is this and what is this?
It is rare for properties in Curdworth and has limited impact for conveyancing in Curdworth but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
I am helping my aunt sell her house in Curdworth. Will the solicitor commission the energy performance certificate or it is for the seller to coordinate?
Following the demise of Home Information Packs, energy performance certificates was kept a compulsory part of moving property. An energy assessment must be commissioned before the property is advertised. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are using a Curdworth conveyancing lawyer they may be able to arrange energy assessments due to their relationships with long established Curdworth providers
Last month we had a mortgage agreed in principle with Aldermore. Curdworth conveyancing solicitors were chosen. What is the average time that one could expect to receive a mortgage offer from Aldermore?
There is no definitive answer here. Have Aldermore conducted the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My offer was accepted on a property in Curdworth on 27/4/2026, valuation was booked 4 days after, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm purchasing my first flat in Curdworth with a mortgage from National Westminster Bank. The builders refused to budge the amount so I negotiated 6k of additionals instead. The estate agent told me not to tell my lawyer about the deal as it could adversely affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Can you offer any advice when it comes to choosing a Curdworth conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Curdworth conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with several firms including non Curdworth conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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What volume of lease extensions has the firm completed in Curdworth in the last year?
I invested in buying a 1st floor flat in Curdworth, conveyancing having been completed November 2007. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Curdworth with an extended lease are worth £171,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2105
You have 79 years unexpired the likely cost is going to span between £8,600 and £9,800 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.