My husband and I are looking to purchase a property in Trelogan and are in fact using a Trelogan conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Coventry Building Society have this afternoon contacted us to inform me that there is now an issue as our Trelogan conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Trelogan lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
We were just about to exchange contracts for a leasehold flat in Trelogan. We have hit a stumbling block. The mortgage offer with Godiva Mortgages Ltd expires on 16/11/2026 but the vendors are putting forward a completion date of 18/11/2026. Can one prolong the mortgage offer?
The best person to address this issue is your conveyancer who should determine whether they should be discussing with the bank, vendor’s conveyancers, estate agents or possibly all parties taking into account the history of your house move as of today.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Trelogan. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/9/2026, the requirements read as follows :
When it comes to mortgage companies such as Nationwide, do Trelogan property lawyers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Intending to buy a flat in Trelogan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Trelogan lawyer is on the Virgin Money conveyancing panel.
Virgin Money have agreed my home loan in principle, my offer on a house in Trelogan has been accepted, now what?
Your estate agent will need to be advised as to your solicitor's details (make sure the property lawyers are on the bank’s panel). Telephone Virgin Money or your financial adviser and finalise any appropriate documentation. Virgin Money will sellect a valuer who will get in contact with the selling agent or owners to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. Virgin Money will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Trelogan.
I am purchasing my first flat in Trelogan benefiting from help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my solicitor about this deal as it could affect my loan with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.
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.
Last May I purchased a leasehold property in Trelogan. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
Trelogan Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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Generally speaking the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Trelogan obliged leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for larger repairs or maintenance. How much is the annual maintenance fee and ground rent? Please tell me if there are any major works anticipated that will increase the service charges?