I can't travel far from Woodthorpe. What is the rationale as to why all Woodthorpe conveyancers aren't automatically on all lender panels?
Pre- 2008 most mortgage companies had an attitude to risk which differs from the current day. The financial regulator in 2010 instigated a thematic review into mortgage fraud which concluded: know the property lawyers on your panel. Consequently, banks have since soughtmore information from law firms about their processes and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Thousands of law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum volume of transactions the lenders insisted on.
My fiance and I intend to remortgage our penthouse in Woodthorpe with Yorkshire BS. We have a son 18 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire BS. This is solely used to protect Yorkshire BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Woodthorpe. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 21/10/2025, the requirements read as follows :
I am buying a new build flat in Woodthorpe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Woodthorpe
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There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
We're first time buyers - had an offer accepted, yet the property agent advised that the seller will only issue a contract if we appoint the agent's preferred lawyers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Woodthorpe
It is highly unlikely the vendors are behind this. Should the vendor require ‘a quick sale', alienating a motivated buyer is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Woodthorpe conveyancing solicitors - not the ones that will earn their estate agent a kickback or hit his conveyancing figures pre-set by head office.
Can you provide any advice for leasehold conveyancing in Woodthorpe from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Woodthorpe can be reduced if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ representatives. A minority of Woodthorpe leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Woodthorpe leases often stipulate that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord consenting to such works. If you dont have the approvals to hand you should not contact the landlord without checking with your solicitor first. If you have had any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than unresolved. Many landlords or Management Companies in Woodthorpe levy fees for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Woodthorpe.
Leasehold Conveyancing in Woodthorpe - Sample of Queries Prior to Purchasing
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Can you tell me if there are any major works on the horizon that will likely add a premium to the maintenance fees? The answer will be useful as a) areas can cause problems for the building as the communal areas may begin to deteriorate where services remain unpaid b) if the leasehold owners have a dispute with the running of the building you will wish to know about it Please note that where the lease has less than 80 years it will affect the salability of the flat. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably require a lease extension sooner rather than later and you need to have some idea of what this will be. For most Woodthorpelease extensions you would be be obliged to have been the owner of the premises for 24 months in order to be legally able to exercise a lease extension.