I am selling my house in Tadcaster and the EA has just telephoned to warn that the purchasers are switching conveyancer. The reason given is that the lender will only engage with solicitors on their approved list. On what basis would a big named lender only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Tadcaster ?
UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say 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. Some 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. The buyers are unlikely to have any impact on this.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Tadcaster. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 12/10/2025, the requirements read as follows :
I am close to exchanging contracts on the sale of our home in Tadcaster and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Tadcaster lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Tadcaster. We have lived in Tadcaster for three years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am buying my first flat in Tadcaster with a loan from Halifax. The builders would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not inform my conveyancer about this side-deal as it would adversely affect my loan with Halifax. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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 have been recommended by a few estate agents in Tadcaster to get a quote from a property lawyer on your site. What’s the financial advantage for Estate Agents to offer your lawyers over and above a competitor’s?
We don’t make any financial incentive for directing people to this site. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Do you have any advice for leasehold conveyancing in Tadcaster from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Tadcaster can be avoided where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ solicitors. A minority of Tadcaster leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. Many freeholders or Management Companies in Tadcaster charge for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Tadcaster. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Tadcaster state that internal structural alterations or installing wooden flooring require a licence issued by the Landlord acquiescing to such changes. Where you dont have the consents to hand do not contact the landlord without checking with your lawyer first.
I inherited a 2 bed flat in Tadcaster, conveyancing was carried out February 2003. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Tadcaster with a long lease are worth £171,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2104
With 79 years left to run we estimate the price of your lease extension to be between £7,600 and £8,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.