I am selling my house in Upton Park and the EA has just text me to say that the buyers are appointing a new solicitor. The reason given is that the lender will only deal with property lawyers on their approved list. On what basis would a major mortgage company only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Upton Park ?
Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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. Your purchasers are unlikely to have any impact on this.
About to place a bid on a leasehold apartment in Upton Park. The property agents say that it is normal for flats in Upton Park to have less than 75 years left on the lease. I am getting a mortgage with Virgin. Is this going to be a problem if the lease has 72 years to go.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/2/2026 the requirements read as follows :
Is there a list of Aldermore panel conveyancers in Upton Park on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings available over the internet. If you are looking for a Upton Park lawyer on the Aldermore please use our tool.
I had a mortgage agreed in principle with RBS. Upton Park conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS completed the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with HSBC. I assume I don't need a Upton Park conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I'm buying my first flat in Upton Park with the aid of help to buy. The builders refused to reduce the price so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my conveyancer about this deal as it would impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Due to the input of my in-laws I had a survey completed on a house in Upton Park prior to retaining conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks tend not issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Upton Park. Conveyancing will be smoother if you use a solicitor in Upton Park especially if they are acquainted with such properties in Upton Park.
On the look out for a conveyancing solicitor in Upton Park. I did have one sorted but they are not on the approved list of Yorkshire BS. It seems that nowadays most building societies only allow property lawyers on their panel. Extremely annoying restricting the choice for the paying public. Please can you suggest a good Upton Park solicitor that will act for us as well as represent Yorkshire BS?
The purpose of this site is restricted to being a directory service for conveyancers who want to be listed as being on the approved conveyancing panel for Yorkshire BS in certain areas for example Upton Park . We dont recommend any specific solicitor.