We are purchasing a 1 bedroom flat in Eccleshall with a mortgage. We have a Eccleshall conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Eccleshall lawyer as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; are we not able to insist that the lender use our Eccleshall conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Eccleshall conveyancing solicitor to apply to be on the conveyancing panel.
Are the Eccleshall conveyancing solicitors identified as being on the Kent Reliance conveyancing panel, together with their details provided by Kent Reliance?
Eccleshall conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
I am assisting my aunt sell her property in Eccleshall. Will the conveyancer arrange the energy assessment or it is for the owner to coordinate?
Following the abolition of Home Packs, energy performance certificates was kept a mandatory component of moving property. An energy performance certificate should be commissioned prior to the property being put on the market. It is not something that lawyers ordinarily organise. If you are using a Eccleshall conveyancing lawyer they may be able to arrange energy assessments given their relationships with long established local accredited person
My offer was accepted on an apartment in Eccleshall on 7/8/2026, valuation was booked five days later, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore 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 Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
TSB have agreed my home loan in principle, my offer on a property in Eccleshall has been agreed to, what are the next steps?
Your property agent will want to be informed of your lawyer's details (be sure the conveyancers are on the lender’s approved list). Call up TSB or your broker and complete any outstanding paperwork. TSB will instruct a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. TSB will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Eccleshall.
I opted to have a survey completed on a property in Eccleshall ahead of appointing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some banks tend refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Eccleshall. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Eccleshall to see if the conveyancing costs will increase in light of this.
We're first time buyers - agreed a price, but the property agent informed us that the seller will only go ahead if we instruct their recommended lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Eccleshall
We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Contact the owners directly and make sure they comprehend that (a)you are genuine buyers (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)but you intend to appoint your preferred Eccleshall conveyancing lawyers - not the ones that will give their estate agent a commission or achieve conveyancing thresholds set by head office.
I am a negotiator for a busy estate agency in Eccleshall where we have experienced a few leasehold sales put at risk due to short leases. I have received inconsistent advice from local Eccleshall conveyancing firms. Could you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Eccleshall Leasehold Conveyancing - Examples of Questions you should ask before buying
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Who manages the building? The best form of lease arrangement is a share of the freehold. In this arrangement the tenants enjoy being in charge if their destiny and even though a managing agent is often employed where the building is larger than a house conversion, the managing agent retained by the leaseholders.