My fiance and I are planning to acquire a property in Northallerton and have appointed a Northallerton conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Coventry Building Society have this morning contacted us to advise us that there is now an issue as our Northallerton conveyancer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Northallerton lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
We are soon to exchange buying a house in Northallerton but as a consequence of damage from some water damage at the property I have was able negotiate reparation from the seller of £3k by way of a reduction in the price. I had intended this to be dealt with as part of a side agreement but Virgin Money are not allowing this. Should they have been involved?
Any conveyancer that is on the Virgin Money approved list is duty bound to inform Virgin Money of any amendments to the sale price. If you prohibit your solicitor to report the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancer for your conveyancing in Northallerton.
I am about to put an offer on a leasehold apartment in Northallerton. The estate agents tell me that it is the norm for flats in Northallerton to have less than 75 years remaining. I am expecting a mortgage with Chelsea Building Society. Will the property be mortgageable given that the lease has Seventy One years unexpired.
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. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/5/2026 the requirements read as follows :
I'm purchasing my first flat in Northallerton with a loan from Skipton Building Society. The sellers would not reduce the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about the extras as it would affect my loan with Skipton Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
What does commercial conveyancing in Northallerton cover?
Northallerton conveyancing for business premises covers a wide range of guidance, given by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Are there common deficiencies that you come across in leases for Northallerton properties?
Leasehold conveyancing in Northallerton is not unique. Most leases are drafted differently and drafting errors can result in certain sections are wrong. The following missing provisions could result in a defective lease:
-
A provision for the recovery of money spent for the benefit of another party. A duty to insure the building
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Barnsley Building Society, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.
I am the registered owner of a leasehold flat in Northallerton, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Northallerton with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2078
With only 52 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.