My IFA requires my Standish law firm’s panel reference for the HSBC conveyancing panel. How do I obtain this. I have contacted my local Standish branch but they don't know it.
You are best placed to get this information from your Standish conveyancing practitioner . Most Standish conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I am acquiring a new build apartment in Standish and my conveyancer is advising me that she has to the lender to disclose incentives from the developer. I am nearing the developer’s deadline to exchange contracts and I don't want to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My grandfather passed away last year and as sole heir and executor I was left the house in Standish. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Skipton will require that you use a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
Is it correct that all Standish CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved firms?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Is there a list of Clydesdale panel solicitors in Standish on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings available on the web. If you are looking for a Standish property lawyer on the Clydesdale please use our tool.
I have decided to exercise my right to buy my property in Standish off the council. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I am in need of some leasehold conveyancing in Standish. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Standish - then the leasehold title will always include the short particulars 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 acquired a split level flat in Standish, conveyancing formalities finalised 7 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 properties in Standish with over 90 years remaining are worth £190,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2087
With just 62 years unexpired we estimate the price of your lease extension to be between £17,100 and £19,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
We recently found out that one of the partners of the law firm handling the purchase conveyancing in Standish is a relative of the owners that we are buying from. Is this permitted?
As long as there is no conflict of interest this is allowable. If you are requiring a mortgage then the lender may have a say as many lenders have specific requirements on this. For example for RBS - Direct Line as of 20/6/2025, the requirements read as follows :