My husband and I are planning to purchase a 1 bedroom flat in Tunstall with a mortgage. We like our Tunstall solicitor, but the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Tunstall conveyancing practitioner and pay for one of their panel firms to represent them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Tunstall conveyancing solicitor to apply to be on the conveyancing panel.
I have Fifty Six years left on my lease and require a lease extension for my apartment in Tunstall. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/6/2025 the requirements read as follows :
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Tunstall. Do I receive the keys to the property on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Tunstall?
On the day of completion you do not need to go to the conveyancers office in Tunstall. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I can not fathom if my mortgage offer requires a lease extension. I have called my Tunstall bank branch on numerous occasions and was told they are content with the situation and they will lend. My Tunstall conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the property lawyer is on the bank approved list, she or he must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
After shopping around on the internet I have found a Tunstall conveyancer having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Tunstall postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Tunstall.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Tunstall?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Tunstall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Tunstall differ for new build properties?
Most buyers of new build property in Tunstall contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because developers in Tunstall tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tunstall or who has acted in the same development.
How straightforward is it to use your search app to get a fee calculation from a conveyancing practitioner in Tunstall on the approved list for my lender?
1st pick a mortgage company such as HSBC Bank, Leeds Building Society or Britannia then choose your preferred area for instance Tunstall. Conveyancing organisations in Tunstall and nationally should be shown.