Is the fact that my solicitor in Waltham Forest is not on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Waltham Forest conveyancing firm and ask them why they are no longer on the approved list for your bank.
I have Fifty Six years remaining on my lease and need a lease extension for my flat in Waltham Forest. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions correct?
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. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 29/1/2026 the requirements read as follows :
I am the single beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Waltham Forest. The Waltham Forest property was put into my name in December. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in December. Do I have to wait half a year to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Most banks would take a practical view as this obligation is principally there to identify subsales or the flipping of property.
I am purchasing a property in Waltham Forest. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Co-operative your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Co-operative where a lease does not meet these specifications. The conditions relate to the installation of panels on properties countrywide and is not restricted to Waltham Forest.
I have a mortgage with TSB for my property in Waltham Forest. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
You must advise TSB in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel lawyer.
My wife and I own a semi-detached Edwardian property in Waltham Forest. Conveyancing solicitor represented me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Waltham Forest and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who conducted the purchase.
We are a couple of weeks into a residential purchase having been referred to conveyancers by the selling agent to do our conveyancing in Waltham Forest. We are not happy. Could you you assist me in finding new solicitors?
They would have to be very bad to suggest replacing them. Has the mortgage been sent? In the event that it has you will need to inform them of the new contact details and have the offer are re-issued. Your new solicitor ideally needs to be on the lenders panel to avoid supplemental charges and delays. That should be your starting point. The search tool will help you find a bank approved conveyancer for your conveyancing in Waltham Forest
Due to exchange soon on a garden flat in Waltham Forest. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Waltham Forest should include some of the following:
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Does the lease require carpeting throughout thus preventing wood flooring? An explanation as to the provision as set out in the lease to pay service charges - in relation to the building, and the more general rights a tenant has The physical extent of the premises. This could be the flat itself but may incorporate a loft or storage are if applicable. You must be advised what constitutes a Nuisance in the lease
I am the registered owner of a basement flat in Waltham Forest. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
in cases where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the LVT to calculate the price payable.
An example of a Freehold Enfranchisement case for a Waltham Forest premises is 32 Howard Road in June 2012. the Tribunal held that premium payable for the freehold reversion should be £35,825 This case related to 2 flats. The number of years remaining on the existing lease(s) was 64 years.