My partner and I are planning to acquire a property in Whiston and have instructed a Whiston conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Platform Home Loans Ltd have this afternoon contacted us to inform me that there is now an issue as our Whiston solicitor is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Whiston solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Why do I have to pay up front for my conveyancing in Whiston?
Where you are retaining lawyers for conveyancing in Whiston your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the total price then this will be asked for immediately before contracts are exchanged. The final balance that is needed should be sent to your lawyer a few days prior to the day of completion.
I am about to put an offer on a leasehold apartment in Whiston. The selling agents say that it is standard for flats in Whiston to have less than 75 years unexpired on the lease. I am taking out a mortgage with Virgin. Is this going to be a problem if the lease has 70 years unexpired.
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 12/10/2026 the requirements read as follows :
My wife and I are close to exchanging contracts on the sale of our property in Whiston and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Whiston. We have lived in Whiston for 5 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Whiston differ for new build properties?
Most buyers of new build premises in Whiston approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Whiston tend to buy the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Whiston or who has acted in the same development.
I decided to have a survey done on a property in Whiston before instructing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to issue a mortgage on such a property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Whiston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whiston to see if the conveyancing will be more expensive.