Our Limbury lawyer has uncovered a discrepancy when comparing the surveyor’s assumptions in the valuation report and what is in the conveyancing documents. My lawyer has advised that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications 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 you.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Limbury. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 6/11/2026, the requirements read as follows :
I have paid off my mortgage with HSBC. I assume I don't need a Limbury lawyer on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I have a mortgage with Aldermore for my property in Limbury. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Aldermore must be informed of your intention before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.
After shopping around on the internet I have found a Limbury solicitor having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Limbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Limbury for a purchase of a leasehold apartment 12 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Limbury conveyancing specialists.
Am I best advised to choose a Limbury conveyancing practitioner in close proximity to the house I am hoping to buy? We have a good friend who can execute the conveyancing but they are based 300miles drive away.
The primary upside of using a high street Limbury conveyancing practice is that you can drop in to execute documents, hand in your identification documents and pester them if necessary. They will also have local knowledge which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that must trump using an unfamiliar Limbury conveyancing solicitor just because they are based in the area.
I am intending to sublet my leasehold apartment in Limbury. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Even though your previous Limbury conveyancing solicitor is no longer around you can review your lease to check if you are permitted to let out the property. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or some other party before subletting. This means that you cannot sublet without first obtaining permission. Such consent should not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord for their consent.
I own a basement flat in Limbury, conveyancing formalities finalised in 2001. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Limbury with a long lease are worth £185,000. The ground rent is £65 invoiced annually. The lease runs out on 21st October 2086
With only 60 years left to run the likely cost is going to range between £20,000 and £23,000 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.