My wife and I are intent on buying a flat in Tunstall. My lawyer is not listed on the mortgage company approved list. Can I still use my Tunstall conveyancing solicitor notwithstanding that they are excluded from the bank panel?
Various options include
- Complete the purchase with your preferred Tunstall property lawyer but your bank will no doubt appoint a conveyancer on their approved panel. This will result in additional charges together with potential frustration.
- Get a new conveyancer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to join the mortgage company conveyancing panel
Do the conveyancing practitioners identified via your search tool handle auction conveyancing in Tunstall?
There are a few auction practitioners we can connect you with those conducting auction conveyancing. Tunstall is just one of our areas of where our lawyers have offices.
I am about to put a bid on a leasehold apartment in Tunstall. The property agents tell me that it is normal for flats in Tunstall to have less than 75 years left on the lease. I am taking out a mortgage with Tesco Bank. Will the property be mortgageable given that the lease has 72 years to go.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/4/2025 the requirements read as follows :
I am assisting my step-mother sell her property in Tunstall. Will the conveyancing solicitor arrange the EPC or should I organise this?
After the demise of Home Information Packs, EPC’s became a required component of selling a house. An EPC needs to be commissioned prior to the property being placed on the market. This is not something that law firms normally organise. If you are instructing a Tunstall conveyancing practitioner they may be willing to arrange energy assessments due to their contacts with reputable Tunstall accredited person
We previously chose conveyancing lawyers based in Tunstall on the HSBC solicitor approved list. They have just billed me an additional fee for handling the HSBC mortgage. Is this a supplemental conveyancing fee specified by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer may charge a fee for this. This charge is not set by HSBC but by your Tunstall conveyancing practitioner. Some firms on the HSBC panel will charge ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
I am currently in the process of buying my council flat in Tunstall. I have a mortgage offer with Virgin Money. Conveyancing is new to me. 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Tunstall I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Tunstall in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
Estate agents have just been given the go-ahead to market my garden flat in Tunstall. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly maintenance charge demand – Do I pay up?
The sensible thing to do is clear the service charge as normal as all ground rent and maintenance invoices will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a 1 bedroom flat in Tunstall, conveyancing formalities finalised in 2004. 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? Comparable properties in Tunstall with a long lease are worth £265,000. The ground rent is £50 per annum. The lease terminates on 21st October 2101
With only 76 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.