I am nearing exchange of contracts for my home in Harehills and the estate agent has just text me to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only work with certain law firms rather the firm that they want to appoint to handle their conveyancing in Harehills ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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 not going to have any sway in the decision.
Can the conveyancing lawyers listed on your site carry out conveyancing in Harehills by way of an attended exchange?
There are a few conveyancing specialists who can conduct one day exchanges. Please contact us to get a conveyancing quote and details as to availability.
I am about to put an offer on a leasehold apartment in Harehills. The estate agents advise that it is the norm for flats in Harehills to have less than 75 years left on the lease. I am expecting a loan with Chelsea Building Society. Is this going to be acceptable if the lease has 70 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/4/2025 the requirements read as follows :
We previously instructed conveyancers with offices in Harehills on the Yorkshire BS solicitor panel. They are now charging me a separate charge for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can levy a fee for this. The charge is not dictated by Yorkshire BS but by your Harehills conveyancer. Plenty of firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee and others do not.
I can not fathom if my mortgage offer requires a lease extension. I have called my Harehills building society branch on various occasions and was informed it wasn't a problem and they would lend. My Harehills conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
HSBC have agreed my mortgage in principle, my offer on a apartment in Harehills has been agreed to, what are the next steps?
The estate agent will wish to know who your solicitors are (make sure the conveyancers are on the bank’s panel). Call up HSBC or the financial adviser and complete any relevant paperwork. HSBC will instruct a valuer who will get in contact with the selling agent or vendor to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. HSBC will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Harehills.
I understand that there are debates on Chancel Insurance on online forums. Do I need this when buying a house in Harehills? or I am told that there is a law dating back centuries that means some house owners living in a parish church boundary will be compelled to pay for maintenance to the chancel within the church. Is this relevant for conveyancing in Harehills?
Unless a previous purchase of the house took place post 12 October 2013 you can take it that lawyers carrying out conveyancing in Harehills to remain recommending a chancel search and or chancel repair liability policy.
Do you have any advice for leasehold conveyancing in Harehills from the point of view of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Harehills can be bypassed where you appoint lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information needed by the purchasers’ solicitors. If you are supposed to have a share in the freehold, you should ensure that you are holding the original share document. Organising a new share certificate is often a lengthy formality and slows down many a Harehills conveyancing transaction. If a duplicate share certificate is needed, do contact the company officers or managing agents (if applicable) for this as soon as possible. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you installed wooden flooring? Harehills leases often stipulate that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord acquiescing to such works. Should you fail to have the approvals in place do not communicate with the landlord without contacting your solicitor in advance. A minority of Harehills leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.
I acquired a leasehold flat in Harehills, conveyancing was carried out July 2010. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Harehills with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2084
With 59 years unexpired we estimate the price of your lease extension to be between £20,900 and £24,200 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.