Me and my partner are buying a 2 bedroom flat in Winnersh with a mortgage. We have a Winnersh lawyer, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Winnersh conveyancer as well as pay for one of their panel lawyers to act for them. We regard this is unjust; are we not able to insist that the lender use our Winnersh lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Winnersh conveyancing lawyer to apply to be on the conveyancing panel.
I have just over seventy years remaining on my lease and require a lease extension for my apartment in Winnersh. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions correct?
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. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 22/11/2025 the requirements read as follows :
How does conveyancing in Winnersh differ for new build properties?
Most buyers of new build premises in Winnersh contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Winnersh 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 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 accustomed to new build conveyancing in Winnersh or who has acted in the same development.
I am looking for a ground for flat up to £245,000 and found one close by in Winnersh I like with amenity areas and transport links nearby, however it only has 61 remaining years left on the lease. There is not much else in Winnersh suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 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 current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
I only have 72 years unexpired on my flat in Winnersh. I am keen to get lease extension but my freeholder is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you have done all that could be expected to track down the freeholder. For most situations an enquiry agent should be helpful to carry out a search and prepare an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Winnersh.
Leasehold Conveyancing in Winnersh - A selection of Queries before buying
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What is the annual maintenance fee and ground rent? If a Winnersh lease has less than 80 years it will affect the value of the apartment. It is worth checking with your bank that they are content with residual term of the lease. A short lease means that you will most likely need a lease extension sooner rather than later and it is worth discovering what this will be. Remember, in most cases you will be required to have been the owner of the property for a couple of years before you are eligible to carry out a lease extension. It would be sensible to find out if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being allowed in in a block in Winnersh. If you love the propertyin Winnersh but your dog can’t live with you then you have a very hard compromise.
What do I do if I am unhappy with the solicitor who undertook my conveyancing in Winnersh?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often matters do not go as planned. That being said there is recourse where you were unhappy with your conveyancing in Winnersh. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.