Our solicitor has identified a a legal deficiency with the lease for the property we are purchasing in Hale. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our property lawyer says that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the lender?
Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. These conveyancing instructions must be adhered to.
We are planning to acquire a house and require a conveyancing solicitor in Hale who is on the RBS conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Hale.
I have 7378 less than 75 years remaining on my lease and require a lease extension for my flat in Hale. Conveyancing solicitors on the Platform panel can deal with such extensions correct?
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. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 26/6/2025 the requirements read as follows :
I am the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Hale. The Hale property was put into my name in May. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Most lenders would take a practical view as this obligation primarily exists to identify the purchase and immediately sell or the quick reselling of properties.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Hale building society branch on various occasions and was reassured it wasn't a problem and they would lend. My Hale conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the conveyancing practitioner is on the lender panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Virgin Money have agreed my mortgage in principle, my offer on a flat in Hale has been accepted, what happens next?
Your property agent will wish to be advised as to your property lawyer's details (ensure that the solicitors are on the lender’s approved list). Telephone Virgin Money or your broker and finalise any appropriate forms. Virgin Money will instruct a valuer who will get in contact with the estate agent or seller to book a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. Virgin Money will send 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 Hale.
I am looking for a ground for flat up to £305k and identified one close by in Hale I like with open areas and railway links nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Hale in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan that many years will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
I own a leasehold flat in Hale. Conveyancing and Barclays mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Hale who acted for me is not around. What should I do?
The first thing you should do is contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Hale conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Hale Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing
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How much is the maintenance charge and ground rent on the flat? You should be aware that where the lease has less than 80 years it will have adverse implications on the marketability of the apartment. Check with your bank that they are happy with remaining years on the lease. A short lease means that you will probably have to extend the lease at some point and it is worth finding out how much this will be. For most Halelease extensions you would be be obliged to have owned the property for a couple of years before you are entitled to extend the lease. Who are the managing agents?