I am progressing with the sale of my house in Eccleshall and the estate agent has just telephoned to warn that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. Why would a big named lender only engage with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Eccleshall ?
Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I have Fifty Six years remaining on my lease and require a lease extension for my apartment in Eccleshall. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?
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. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/1/2026 the requirements read as follows :
I just bought a house at auction in Eccleshall. Conveyancing is necessary. What happens now?
Given that you have now exchanged you will need to instruct a conveyancing solicitor as a matter of urgency as you will have a tight deadline in which to complete the property. All auction property should have an associated legal pack. This will include most,if not all of the documents that your solicitor will need. If you have purchased leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete on the date specified in the contract.
I am the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Eccleshall. The Eccleshall property was put into my name in December. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the property in December. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view lenders take of it, depend on the bank as this provision chiefly exists to pick up on subsales or the quick reselling of property.
When it comes to mortgage companies such as Lloyds, do Eccleshall lawyers have to pay a fee to be on the conveyancing panel?
We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I need some expedited conveyancing in Eccleshall as I am under pressure to sign on the dotted line in less than one month. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Eccleshall the following are instances of issues that can show up and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
I need to instruct a conveyancing solicitor for sale conveyancing in Eccleshall. I happened to discover a web site which seems to have the ideal solution If it is possible to get all formalities completed via web that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I only have 72 years unexpired on my flat in Eccleshall. I now wish to extend my lease but my landlord is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. In some cases a specialist should be useful to conduct investigations and prepare a report to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Eccleshall.
Eccleshall Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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If a Eccleshall lease has fewer than 80 years it will affect the value of the property. Check with your bank that they are willing to lend given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this would cost. For most Eccleshalllease extensions you would be required to have owned the property for 24 months in order to be entitled to extend the lease. Its a good idea to discover as much as you can regarding the company managing the block as they can either make your life much easier or much more difficult. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to day to day matters such as the cleanliness of the communal areas. Ask prospective neighbours if they are happy with their service. On a final note, be sure you understand the dates that the maintenance charges are due to the managing agents and specifically how they are spending that money. Are any of leasehold owners in arrears of their service charge liability?