Is the fact that my conveyancer in St Agnes is not on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the St Agnes conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Would the conveyancing practitioners listed on your site perform right to buy conveyancing in St Agnes?
We do have a variety of conveyancing experts who can conduct right to buy conveyancing work You should contact the lawyers listed in order to secure a conveyancing quote.
My flat in St Agnes is up for sale and I have accepted an offer. Does my lawyer have to be on the Nottingham conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
A friend advised me that in purchasing a property in St Agnes there could be various restrictions prohibiting external changes to the property. Is this right?
There are a number of properties in St Agnes which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in St Agnes should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I had a mortgage agreed in principle with Coventry BS. St Agnes conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
Some lenders take longer than others. Have Coventry BS conducted the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My offer was accepted on a property in St Agnes on 18/12/2025, valuation was booked five days later, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm purchasing my first flat in St Agnes with a loan from Nationwide Building Society. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not reveal to my lawyer about this extras as it may adversely affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I've recently bought a leasehold house in St Agnes. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, 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 ensure 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).
Leasehold Conveyancing in St Agnes - Sample of Queries before buying
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What restrictions are contained in the St Agnes Lease? Plenty St Agnes leasehold properties will be liable to pay a service charge for the upkeep of the building levied by the landlord. If you buy the flat you will have to meet this liability, usually periodically during the year. This may be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent for you to pay annual, ordinarily this is not a exorbitant figure, say around £25-£75 but you should to enquire as occasionally it could be many hundreds of pounds. Please inform me if there are any major works in the planning that will likely add a premium to the service charges?