I am getting a offer of a home loan from Santander. I intend to employ the services of a Licensed Conveyancer in Ripon. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My wife and I are soon to complete buying a property in Ripon but as a result of wreckage from the recent storms I have was able negotiate compensation from the seller of three thousand pounds taking the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract but UBS will not agree to this. Why were they notified?
The conveyancing practitioner being on the UBS conveyancing panel is duty bound to inform UBS of any changes to the sale price. If you were to refuse your conveyancer to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new lawyer for your conveyancing in Ripon.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Ripon. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 30/10/2025, the requirements read as follows :
What is the difference between a licensed conveyancer and conveyancing solicitor in Ripon
There are many recorded licenced Conveyancers in Ripon and Solicitor practices in Ripon who provide Conveyancing services It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Last month we had a mortgage agreed in principle with Kent Reliance. Ripon conveyancing practitioners have been instructed. How long does it take for Kent Reliance to send the offer to the property lawyer?
There is no definitive answer here. Have Kent Reliance conducted the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Aldermore have agreed my mortgage in principle, my bid on a house in Ripon has been accepted, what happens next?
Your property agent will want to be advised as to your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the lender’s panel). Telephone Aldermore or your broker and complete any appropriate documentation. Aldermore will sellect a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Aldermore will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ripon.
I have been told that property searches are the number one cause of hinderance in Ripon house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Ripon.
I've recently bought a leasehold house in Ripon. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a 1 bedroom flat in Ripon, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Ripon with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2085
You have 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 as well as 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 without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.