Please could you recommend a Leeds Building Society approved Lyndhurst conveyancing conveyancer who can have us moved in within 10 days? Would it be better to use a local Lyndhurst firm or an online conveyancer?
We can recommend some very good Lyndhurst conveyancing firms. Another option is to visit the main road in Lyndhurst. Approach two or three law practices and request to see a conveyancing solicitor for a fee estimate. Discuss your expectations together with the reasons and ask for an assurance on speed. Choose the one that appears most efficient.
I am about to put a bid on a leasehold apartment in Lyndhurst. The estate agents tell me that it is the norm for flats in Lyndhurst to have less than 75 years unexpired on the lease. I am expecting a loan with The Mortgage Works. Is this going to be acceptable if the lease has Seventy One years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 20/4/2025 the requirements read as follows :
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:
Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer
New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer
Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.
SECOND HAND PROPERTIES
Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years
Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary
Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI
NEW BUILD PROPERTIES (includes office conversions)
Unacceptable - advise Issuing Office (will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Any lease which is subject to a ground rent (or annual rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a ground rent (or annual rent) being reviewed and altered on any review basis or methodology
Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary
Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn ground rent (annual rent) charges
For the avoidance of doubt, any new build properties completed but not sold pre 30 June 2022 will only be acceptable if the lease conforms to the above guidance
* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years
LEASE EXTENSIONS
We require all lease extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to the Issuing Office
Please ensure that all lender enquiries are submitted (with full documentation/requirements) at least 2 weeks prior to exchange to allow sufficient time for review and decisioning.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Lyndhurst. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Lyndhurst?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I am aiming to move home in July. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Lyndhurst. Conveyancing lawyer was chosen before I stumbled across your page.
On the day of completion you will need to collect the house keys from the estate agent however this can only occur once the sellers lawyers advise the agent that they have the completion monies and the keys can be collected. After that you should advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in finding a conveyancing in Lyndhurst or a legal practice with expertise in conveyancing in Lyndhurst.
I am selling my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being difficult. The Lyndhurst solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the number one reason for delay in Lyndhurst conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Lyndhurst.
Due to the input of my in-laws I had a survey completed on a property in Lyndhurst prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders will not issue a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lyndhurst. Conveyancing will be smoother if you use a solicitor in Lyndhurst especially if they regularly deal with such properties in Lyndhurst.
Our bank agreed in principle to issue us a mortgage. We appointed a local conveyancer in Lyndhurst last week. A couple of hours ago, our mortgage adviser phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the mortgage company had some control over our choice Is this legal?
You are permitted to appoint any conveyancing solicitor you want to choose for your conveyancing in Lyndhurst however if your mortgage company aren't happy with them you must incur an extra fee so your bank can instruct their own solicitors as well to protect their interest. sometimes it is conceivable that your solicitor may apply to get added to the mortgage company panel. Do make the most of web-based tools such as lenderpanel.com to find a conveyancing solcitor in Lyndhurst on the lender panel. You can go into your local lender branch in Lyndhurst. They will know some good conveyancing solicitors in Lyndhurst on the panel for your bank.