I am in the process of selling my ground floor flat in Haydock and the estate agent has just telephoned to advise that the purchasers are appointing a new law firm. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only engage with specific solicitors rather the firm that they want to select for their conveyancing in Haydock ?
Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders blame a rise 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 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. Your buyers are not going to have any sway in the decision.
My Haydock lawyer has identified a discrepancy between the information in the home valuation report and what is revealed within the title deeds. My solicitor has advised that he is obliged to check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am about to put an offer on a leasehold flat in Haydock. The property agents tell me that it is usual for flats in Haydock to have less than 75 years remaining. I am obtaining a mortgage with Accord Mortgages. Will the property be mortgageable given that the lease has 72 years unexpired.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 11/5/2025 the requirements read as follows :
I am buying a new build flat in Haydock. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Haydock
-
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Haydock is the location of the property. Can you offer any guidance?
Flying freeholds in Haydock are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Haydock you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Haydock may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We are a couple of weeks into a leasehold purchase having been directed to a firm by the local agent to execute conveyancing in Haydock. I am not happy. Could you you assist me in finding new lawyers?
A conveyancer would need to be very bad to suggest changing them. Has the mortgage been sent? In the event that it has you need to advise them of the new conveyancer and have the loan are issued to the new lawyers. Your new solicitor ideally should be on the lenders panel to avoid escalating charges and frustration. That should be your starting point. Our find a solicitor tool can assist you in finding a lender approved conveyancer for your conveyancing in Haydock