I am selling my flat in Longton and the estate agent has just text me to warn that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a big named lender only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Longton ?
UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lenders blame a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. The purchasers are unlikely to have any impact on this.
I have 7378 less than 75 years remaining on my lease and need a lease extension for my flat in Longton. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions right?
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 27/1/2026 the requirements read as follows :
Me and my brother purchased a 4 bedroom Georgian property in Longton. Conveyancing practitioner represented me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Longton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the conveyancing.
My husband and I are 3 weeks into a residential purchase having been directed to a firm by the local agent to execute conveyancing in Longton. I am am very dissatisfied with the level of service. Could you you assist me in finding new solicitors?
They would have to be very poor to suggest diss instructing them. Has the mortgage been issued? In the event that it has you must make them aware of the new contact details and ensure the offer are issued to the new lawyers. Your solicitor ideally needs to be on the mortgage company approved list to avoid added fees and delays. So that should be your first question of the new solicitors. Our find a solicitor tool can help you find a lender approved conveyancer for your home move in Longton
Due to sign contracts shortly on a ground floor flat in Longton. Conveyancing solicitors assured me that they are sending me a report on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Longton should include some of the following:
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What options are available to the landlord where you breach a clause of your lease? Whether your lease caters for for a slush account for major repairs? You should know whether the lease allows you to change or upgrade aspects of the property- you must be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether licences for alterations is mandated necessary The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should receive a copy of the lease
I inherited a 1 bedroom flat in Longton, conveyancing formalities finalised in 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Longton with a long lease are worth £211,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2093
You have 67 years left to run the likely cost is going to be between £10,500 and £12,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
Is there a reason that Longton conveyancing charges differ for leasehold and freehold properties?
Leasehold conveyancing in Longton more often than not will involve additional due diligence such as fully examining the lease, liaising with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.