We are purchasing a 3 bedroom apartment in Manor House with a mortgage. We have a Manor House solicitor, but the lender advise he's not on their "panel". We have to appoint one of the bank panel solicitors or keep our Manor House conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; are we not able to demand that the mortgage company use our Manor House conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Manor House conveyancing lawyer to apply to be on the conveyancing panel.
The owners have rather brash vendors who has insisted on a exclusivity contract with a deposit 6,000. Are such agreements sensible?
There are two primary downsides with entering into any lock out agreement (also known as an exclusivity agreement) is that it diverts attention away from progressing with the conveyancing transaction itself, so in the absence of it needing limited or no negotiation then it could transpire to be a hindrance. It is not particularly popular amongst Manor House conveyancing practitioners as a result. The other main concern is the extent of the remedies available - an aggrieved buyer should not expect to be granted an injunction to bar the owner selling to another buyer, so the only remedy available under the agreement will be the reimbursement of abortive costs and, in restricted circumstances, the extra payment of damages.
I have just over seventy years unexpired on my lease and need a lease extension for my apartment in Manor House. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
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. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 3/6/2025 the requirements read as follows :
We are getting a further advance on our mortgage from RBS as we want to carry out renovations to our house in Manor House. Are we obliged to choose a nearby Manor House solicitor on the RBS conveyancing panel to handle the legals?
RBS do not ordinarily appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
I am buying a property in Manor House. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Aldermore your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Aldermore where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Manor House.
I have a mortgage with Co-operative for my property in Manor House. Conveyancing was finalised 12 months 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 BTL mortgage or inform Co-operative?
You must advise Co-operative prior to letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative 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 Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.
I am buying a new build apartment in Manor House. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Manor House
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am attracted to a two flats in Manor House both have about forty five years unexpired on the leases. Will this present a problem?
There are plenty of short leases in Manor House. The lease is a legal document that entitles you to use the premises for a period of time. As a lease gets shorter the value of the lease deteriorates and it becomes more costly to acquire a lease extension. For this reason it is advisable to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this arena.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Manor House conveyancing firm to assist?
in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Manor House flat is 51 Lorne Road in November 2009. The price Payable as decided by the tribunal for the freehold reversion was £27,000. The valuation follows the order of the County Court made on 3 April 2008 granting a vesting order. This case related to 1 flat. The remaining number of years on the lease was 71 years.