Unfortunately I am unable to travel far from Potton. Is there a reason why all Potton lawyers are not on all lender panels?
Lenders ordinarily restrict either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such criteria being that the organisation is required to have at least two partners. In addition to restricting the type of firm, some banks decided to reduce the number of organisations they allow to represent them. It is worth noting that mortgage companies have no responsibility for the standard of advice given by any Potton conveyancer on their approved list. Increases in mortgage fraud was a key driver in the reduction of solicitor panels in the last decade notwithstanding that there are differing assessments about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of conveyancing organisations only carry out one or two conveyances annually. Those advocating conveyancing panel culls question why law firms deserve claim to be on a conveyancing panel when it is evident that property law is not their primary expertise?
I own a freehold premises in Potton yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Potton and has limited impact for conveyancing in Potton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
Do I need to pop into the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Potton so that I can attend their offices when needed.
Whereas this was necessary twenty years ago, almost all banks no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still distinct advantages to choosing a local solicitor, in your case a conveyancing solicitor in Potton.
Are all Potton Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved firms?
A selection of banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
My wife and I have arranged a further advance on our mortgage from Leeds Building Society as we intend to conduct improvements to our house in Potton. Do we need to appoint a local Potton solicitor on the Leeds Building Society conveyancing panel to handle the legals?
Leeds Building Society don't usually appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
I had an offer accepted on an apartment in Potton on 17/9/2025, valuation was booked 4 days later, received a clean bill of health. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
I opted to have a survey completed on a property in Potton before instructing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will not give a loan on this type of home.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Potton. Conveyancing may be slightly more expensive based on your lender's requirements.
Having had my offer accepted I require leasehold conveyancing in Potton. Before diving in I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and most are in Potton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a leasehold flat in Potton, conveyancing having been completed 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Potton with over 90 years remaining are worth £202,000. The ground rent is £60 yearly. The lease comes to an end on 21st October 2082
With just 57 years unexpired the likely cost is going to be between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns 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 placing reliance on this information before seeking the advice of a professional.