Me and my fiance are purchasing a 2 bedroom apartment in tipton with a mortgage. We have a tipton conveyancer, however the bank says he's not on their "panel". It appears that we have no option but to use one of the mortgage company panel firms or continue with our tipton lawyer as well as pay for one of their panel lawyers to represent them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your tipton conveyancing solicitor to apply to be on the conveyancing panel.
Do I need to pop into the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in tipton so that I can attend their offices if required.
Whereas this was necessary 15 years ago, most mortgage companies no longer require their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to provide ID documents and there are still manifest benefits to choosing a locally based ayer, in your situation a conveyancing solicitor in tipton.
Me and my brother purchased a renovated Edwardian property in tipton. Conveyancing solicitor represented me and Skipton Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in tipton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing lawyer who conducted the work.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. tipton is where the house is located. Can you offer any opinion?
Flying freeholds in tipton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside tipton you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in tipton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am employed by a busy estate agent office in tipton where we see a number of flat sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local tipton conveyancing firms. Please can you clarify whether the vendor of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a 1 bedroom flat in tipton, conveyancing was carried out in 2012. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in tipton with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2103
With only 77 years remaining on your lease we estimate the price of your lease extension to range 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 without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
We recently discovered that one of the directors of the solicitors acting on the purchase conveyancing in tipton is is the brother of the vendor. Is this permitted?
On the basis that no conflict arises this is allowable. Where you are needing a mortgage then the mortgage company may have a say as many banks have specific instructions on this. For example for RBS- First Active as of 18/9/2026, the requirements read as follows :