We wish to acquire a 2 bedroom flat in Laindon with a mortgage from HSBC Bank.We would like to retain our Laindon conveyancing lawyer but HSBC Bank informed us his firm is not on their approved list of member firms. We have to appoint a HSBC Bank panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage issued to you contains terms and conditions, a common one being that conveyancers will be on the HSBC Bank conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for HSBC Bank
Can I be sure that the Laindon conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Laindon seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Laindon conveyancer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
My offer was accepted on a house in Laindon on 8/12/2025, valuation was booked five days later, all came back fine. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
three months have elapsed since my purchase conveyancing in Laindon concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing a new build house in Laindon benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent told me not to tell my lawyer about this side-deal as it will impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I am using a search engine for the term on line conveyancing in Laindon it shows results of numerous conveyancerslocally. With so much choice what is the best way to find the suitable solicitor for me?
The preferential way of finding a suitable conveyancer is via trusted referral, so enquire of friends and relatives who have bought a property in Laindon or a reputable estate agent or financial adviser. Charges for conveyancing in Laindon differ, so it's advisable to request a minimum of three fee calculations from different conveyancers. Be sure to seek confirmation what costs in the quote includes.
I am a negotiator for a long established estate agency in Laindon where we have witnessed a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Laindon conveyancing firms. Please can you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Laindon Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing
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Please inform me if there are any major works in the planning that could add a premium to the service charges? Be sure to investigate if there is anything that is prohibited in the lease. For instance some leases prohibit pets being permitted in in a block in Laindon. If you like the flatin Laindon however your cat is not allowed to move with you then you have a very difficult determination. Are any of leasehold owners in dispute over their service charge payments?