I am one month into the sale of my apartment in Upper Tean and the estate agent has just text me to say that the purchasers are changing their property lawyer. The reason given is that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Upper Tean ?
UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Banks point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. 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. Plenty of firms 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 purchasers are unlikely to have any impact on this.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Upper Tean. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 18/5/2026, the requirements read as follows :
Have completed on a a terraced house in Upper Tean , how long should it take for the Land Registry to register my title? My Upper Tean conveyancing solicitor works at snail pace, so I want to check the registration is concluded.
There is nothing unique about conveyancing in Upper Tean registration formalities. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry have to notify any interested persons or bodies. As of today approximately 80% of submission are completed within 12 days but occasionally there can be extensive hold-ups. Registration is effected once the new owner is living at the property therefore 'speed' is not usually top priority yet if there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
I opted to have a survey done on a property in Upper Tean prior to retaining solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies will refuse to issue a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Upper Tean. Conveyancing may be slightly more expensive based on your lender's requirements.
What makes your site different to other internet conveyancing solicitors when it comes to conveyancing in Upper Tean?
At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Upper Tean. Unlike many estate agents and brokerage sites we do not charge firms a commission if you appoint them for your property ownership legalities in Upper Tean
I am a negotiator for a long established estate agent office in Upper Tean where we see a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Upper Tean conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can commence the lease extension formalities 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 commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord 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 purchaser.
I purchased a garden flat in Upper Tean, conveyancing was carried out half a dozen years ago. 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? Equivalent flats in Upper Tean with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease ceases on 21st October 2080
With 54 years unexpired the likely cost is going to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure 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. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.