We are purchasing a 2 bedroom apartment in Yaxley with a mortgage. We have a Yaxley solicitor, but the bank says she’s not on their "panel". It appears that we have little option but to instruct one of the bank panel solicitors or retain our Yaxley conveyancing practitioner and pay for one of their panel firms to represent them. We regard this is unjust; are we not able to demand that the bank use our Yaxley property lawyer ?
Unfortunately,no. The mortgage offered to you 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 Yaxley conveyancing lawyer to apply to be on the conveyancing panel.
My husband and I are only a couple days away from an exchange on a flat in Yaxley and my mum and dad have transferred the 10% deposit to my conveyancer. I am now told that as the deposit has not come from me my lawyer needs to disclose this to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your conveyancing practitioner is duty bound to clarify with mortgage company to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
We have agreed to purchase a house in Yaxley. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
As you are obtaining a mortgage with UBS your lawyer must check the formal instructions set out in Section two of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Yaxley.
I am expecting a AIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Yaxley solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Yaxley solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I had an offer accepted on a house in Yaxley on 19/11/2025, valuation was booked 2 days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just had an offer accepted on a new build apartment in Yaxley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Yaxley
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Over the last few months I have been searching for a ground for flat up to £305k and identified one near me in Yaxley I like with open areas and transport links nearby, however it only has 61 years on the lease. There is not much else in Yaxley for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage that many years may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they 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.
My brother has suggested that I use his lawyers for conveyancing in Yaxley. Should I find my own solicitor?
No doubt it’s preferable to choose a conveyancing lawyer is to get guidance from friends or family who have actually previously instructed the firm you're considering.