Is the fact that my conveyancer in Houghton Regis is not identified on my lender's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Houghton Regis conveyancing firm and ask them why they are no longer on the approved list for your bank.
My partner and I are only a couple days away from an exchange on a house in Houghton Regis and my parents have sent the ten percent deposit to my conveyancing practitioner. I am now advised that as the deposit has been received from someone other than me my property lawyer needs to make a notification to my bank. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to hold matters up?
Your conveyancing practitioner is obliged to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I am the registered owner of a freehold property in Houghton Regis but nevertheless pay rent, why is this and what is this?
It is rare for properties in Houghton Regis and has limited impact for conveyancing in Houghton Regis but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
I am about to put an offer on a leasehold flat in Houghton Regis. The property agents assure me that it is usual for flats in Houghton Regis to have less than 75 years remaining. I am taking out a mortgage with Bank of Ireland. Is this going to be a problem if 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. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 29/10/2025 the requirements read as follows :
Are all Houghton Regis Conveyancing Quality Solicitors on the Leeds Building Society conveyancing list of approved practices?
Some major banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I am buying a property in Houghton Regis. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
As your lender is Lloyds your lawyer must check the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Lloyds where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Houghton Regis.
Principality have agreed my home loan in principle, my offer on a property in Houghton Regis has been accepted, now what?
Your property agent will wish to be informed of your conveyancing practitioner's details (ensure that the property lawyers are on the bank’s approved list). Contact Principality or the financial adviser and finish off any appropriate forms. Principality will instruct a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Principality will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Houghton Regis.
I am looking for a conveyancing practitioner in Houghton Regis for my home move. Is it possible to see a solicitor's record with the profession’s regulator?
One can find presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.