I am progressing with the sale of my home in Eden Park and the estate agent has just e-mailed to advise that the buyers are swapping conveyancer. The excuse is that the lender will only engage with property lawyers on their approved list. Why would a major mortgage company only work with specific solicitors rather the firm that they want to select to handle their conveyancing in Eden Park ?
Banks have always had panels of law firms that can represent them, 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.
Mortgage companies justify this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say 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. 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 purchasers are unlikely to have any sway in the decision.
We are purchasing a flat and need a conveyancing solicitor in Eden Park who is on the Virgin Money approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Eden Park.
We previously chose conveyancing lawyers based in Eden Park on the Bank of Ireland solicitor approved list. They have just billed me a supplemental sum for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. This fee is not dictated by Bank of Ireland but by your Eden Park property lawyer. Some firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
Can I be sure that the Eden Park conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Eden Park obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.
I had an offer accepted on a house in Eden Park on 24/3/2026, valuation was booked 4 days after, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing a property and the lawyer has referenced Chancel Repair to which the house could be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this really required for conveyancing in Eden Park
Unless a prior acquisition of the property completed post 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Eden Park to remain encouraging a chancel search and or insurance against a claim.
I own a renovated Georgian house in Eden Park. Conveyancing solicitor acted for me and Santander. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Eden Park and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
I have recently realised that I have Fifty years remaining on my lease in Eden Park. I need to get lease extension but my freeholder is can not be found. 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 an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. In some cases a specialist should be useful to conduct investigations and prepare a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Eden Park.
We have reached the end of our tether in negotiating a lease extension in Eden Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the price payable.
An example of a Freehold Enfranchisement decision for a Eden Park property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case was in relation to 2 flats. The unexpired residue of the current lease was 76.75 and 88.83.