We are hoping to buy a 2 bedroom apartment in Poringland with a mortgage. We have a Poringland solicitor, but the bank advise he's not on their "panel". It appears that we have little option but to appoint one of the bank panel conveyancing practices or keep our Poringland solicitor as well as pay for one of their panel lawyers to represent them. This feels very unfair; are we not able to insist that the bank use our Poringland property lawyer ?
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 Poringland conveyancing lawyer to apply to be on the conveyancing panel.
I have given 8 weeks notice to my current landlord and must leave my let out apartment in Poringland by 16/10/2025. Conveyancing on my purchase has just started. How realistic is it to complete in 4 weeks as I wish to avoid having to move into short term accommodation?
Generally one should not give notice for your tenancy until exchange of contracts has taken place. Assuming that you have not previously done so, speak to your conveyancer and request that they seek the assistance the other solicitors, try to an acceptable time-line that everyone will aim to achieve
I have 7378 less than 75 years remaining on my lease and need a lease extension for my apartment in Poringland. Conveyancing solicitors on the Accord Mortgages 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. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 16/8/2025 the requirements read as follows :
Can you point me to a directory of Lloyds panel conveyancers in Poringland on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings open the public online. If you are seeking to appoint a Poringland lawyer on the Lloyds please use our facility.
I am purchasing a property in Poringland. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
Given that you are obtaining a mortgage with Lloyds your lawyer must follow the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Lloyds where a lease fails to meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Poringland.
I have finally had an offer on a maisonette in Poringland agreed to, the vendors do nevertheless have a tied purchase. The owners have offered on somewhere, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have selected a high street conveyancing solicitor in Poringland. What should be my next step? When should I get the mortgage application with Bank of Ireland started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then valuation, Poringland conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Bank of Ireland conveyancing panel. As to the next stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a buoyant market many home buyers will apply for a home loan with Bank of Ireland and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who handled the conveyancing in Poringland 4 years ago have long since closed. What are my options?
Assuming you have a registered title the details of your proprietorship will be recorded by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, locate your house and get current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I today plan to offer on a house that seems to meet my requirements, at a great figure which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Poringland. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Poringland ?
The majority of houses in Poringland are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Poringland in which case you should be shopping around for a Poringland conveyancing practitioner and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your solicitor will advise you fully on all the issues.
I inherited a studio flat in Poringland, conveyancing formalities finalised 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Poringland with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2095
With just 70 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.