My financial adviser has requested my Urmston lawyer’ panel reference for the Lloyds conveyancing panel. Can you suggest how I find this out. I have called my local Urmston office but they have not got back to me yet.
Have you tried contacting your Urmston property lawyer about this?. They should have a central record lender panel numbers.
I am about to put an offer on a leasehold apartment in Urmston. The property agents assure me that it is normal for flats in Urmston to have less than 75 years remaining. I am getting a loan with Platform. Will the property be mortgageable given that the lease has 69 years left.
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. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 5/11/2026 the requirements read as follows :
I am assisting my mother sell her house in Urmston. Will the conveyancing solicitor order the EPC or should I organise this?
After the abolition of HIPs, energy performance certificates became a compulsory element of moving property. An energy performance certificate must be to hand before the property is marketed. This is not a task that law firms ordinarily arrange. If you are using a Urmston conveyancing practitioner they may be willing to arrange EPC’s due to their contacts with reputable Urmston assessors
We previously appointed solicitors with offices in Urmston on the Clydesdale solicitor panel. They are now charging me an additional sum for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. The fee is not dictated by Clydesdale but by your Urmston property lawyer. Some firms on the Clydesdale panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
Completion of my purchase has taken place for my property in Urmston. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
A colleague recommended that if I am purchasing in Urmston I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Urmston conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Urmston around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Urmston.
How does conveyancing in Urmston differ for new build properties?
Most buyers of new build property in Urmston contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Urmston usually acquire 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 property lawyers 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 used to new build conveyancing in Urmston or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Urmston I like with a park and station in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Urmston in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan that many years may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.