I am in the process of selling my house in Sharnbrook and the estate agent has just telephoned to warn that the purchasers are changing their conveyancer. The excuse is that the bank will only deal with solicitors on their approved list. On what basis would a big named lender only work with certain solicitors rather the firm that they want to choose for their conveyancing in Sharnbrook ?
Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Sharnbrook. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 19/2/2025, the requirements read as follows :
Will commercial conveyancing searches disclose impending roadworks that may affect a commercial estate in Sharnbrook?
Its becoming the norm that commercial conveyancing solicitors in Sharnbrook will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Sharnbrook. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sharnbrook.
For each commercial conveyancing transaction in Sharnbrook it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Sharnbrook commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Sharnbrook.
Given that I am about to spend £400,000 on 3 bedroom house in Sharnbrook I wish to have a conversation with the lawyer regarding thehome move in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer who will be carrying out your property ownership legalities in Sharnbrook.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Sharnbrook should be the figure that you end up paying.
Should I use a Sharnbrook conveyancing solicitor who is local to the property I am hoping to buy? I have an old university friend who can carry out the conveyancing but they are based 300miles drive away.
The benefit of a local Sharnbrook conveyancing practice is that you can pop in to sign documents, deliver your ID and pester them where appropriate. Having local Sharnbrook know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were impressed that should outweigh using an unfamiliar Sharnbrook conveyancing lawyer solely due to them being based in the area.
I am intending to let out my leasehold flat in Sharnbrook. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Even though your previous Sharnbrook conveyancing lawyer is no longer around you can review your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you need to obtain consent via your landlord or some other party before subletting. The net result is you not allowed to sublet without first obtaining consent. The consent must not not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I purchased a 1 bedroom flat in Sharnbrook, conveyancing was carried out in 2003. 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 properties in Sharnbrook with over 90 years remaining are worth £255,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2098
With 73 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.