My fiance and I are planning to buy a flat in Ashton In Makerfield and have appointed a Ashton In Makerfield conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Ireland have this afternoon contacted us to advise us that there is now an issue as our Ashton In Makerfield conveyancer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. 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 Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Ashton In Makerfield solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Can I use your services to recommend a Conveyancing solicitor in Ashton In Makerfield even where I’m not buying or disposing of a house, for example if I wish to acquire an office in Ashton In Makerfield with a loan from Skipton Building Society?
The service is mainly there to select residential conveyancing solicitors in Ashton In Makerfield but we have set out towards the end of this page a selection of Ashton In Makerfield commercial conveyancing firms. You should enquire with the solicitors directly to check if they can also act for Skipton Building Society
I have Fifty Six years unexpired on my lease and need a lease extension for my apartment in Ashton In Makerfield. Conveyancing solicitors on the Virgin panel can deal with such extensions right?
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 17/5/2026 the requirements read as follows :
Are there restrictive covenants that are commonly picked up during conveyancing in Ashton In Makerfield?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Ashton In Makerfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Having had my offer accepted I require leasehold conveyancing in Ashton In Makerfield. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Ashton In Makerfield - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a 2 bed flat in Ashton In Makerfield, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Ashton In Makerfield with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2091
With only 65 years left to run we estimate the price of your lease extension to span between £13,300 and £15,400 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
I’m about to sell my 2 bed flat in Ashton In Makerfield.Conveyancing is yet to be initiated however I have recently received a quarterly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal because all rents and service payments should be apportionedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process