I am one month into the sale of my apartment in Gerrards Cross and the estate agent has just telephoned to say that the purchasers are switching property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. On what basis would a leading lender only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Gerrards Cross ?
UK lenders have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, 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 by way of justification for the reduction – 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 claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
I had intended to instruct a conveyancing solicitor in Gerrards Cross for our house move. Our financial adviser informed us that our bank Norwich and Peterborough Building Society won't deal with them. Why is this not regarded as unfair competition?
Lenders ordinarily imposes restrictions either the category or the volume of conveyancing practices on their member panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, some have reduced the number of firms they permit to act for them. Be aware that Norwich and Peterborough Building Society have no responsibility for the quality of advice provided by any member of Norwich and Peterborough Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there remains differing opinions concerning the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Gerrards Cross only conduct one or two conveyances a year.
I am assisting my sister sell her flat in Gerrards Cross. Will the solicitor order an energy performance certificate or should I organise this?
Following the demise of Home Information Packs, energy assessments became a mandatory component of moving property. An energy performance certificate should be commissioned prior to the property being marketed. It is not something that solicitors normally arrange. Where you are instructing a Gerrards Cross conveyancing lawyer they might be able to arrange energy performance certificates due to their contacts with long established local providers
Please help - my lawyer says that lack of planning permission insurance is required on my purchase. What is the level of cover for Gerrards Cross conveyancing?
The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
I had an offer accepted on a property in Gerrards Cross on 19/3/2025, valuation was booked 4 days later, all came back fine. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC 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 HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
What does a local search reveal about the property my wife and I buying in Gerrards Cross?
Gerrards Cross conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Gerrards Cross conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I am purchasing a new build house in Gerrards Cross benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not to tell my lawyer about the extras as it could jeopardize my mortgage with Coventry Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Having had my offer accepted I require leasehold conveyancing in Gerrards Cross. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Gerrards Cross - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Gerrards Cross conveyancing firm to represent me?
Absolutely. We are happy to put you in touch with a Gerrards Cross conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Gerrards Cross premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired term was 71 years.