I am not in a position to travel far from Beaconsfield. Can you please spell out why all Beaconsfield lawyers aren't included on all mortgage company panels?
As unjust as it may seem for banks to limit who can represent them, from the public’s or conveyancer’s point of view, the the contrary view is that lending institutions are becoming ever more anxious and feel it crucial to protect them against mortgage fraud. As a consequence of this concern mortgage companies have reduced their conveyancing panel to a manageable size.
I have just over seventy years unexpired on my lease and require a lease extension for my flat in Beaconsfield. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 20/3/2025 the requirements read as follows :
What is your number one tip for choosing a conveyancing solicitor in Beaconsfield
It would be unwise to be tempted by the cheapest Beaconsfield conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Are all Beaconsfield Conveyancing Quality Solicitors on the Virgin Money conveyancing list of approved solicitors?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
The mortgage over my property is with Co-operative for my property in Beaconsfield. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?
You must advise Co-operative in advance of letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.
I'm buying my first flat in Beaconsfield with a loan from Alliance & Leicester . The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about the extras as it could put at risk my mortgage with Alliance & Leicester . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a property in Beaconsfield in advance of instructing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders may not grant a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Beaconsfield. Conveyancing may be slightly more expensive based on your lender's requirements.
We are in the middle of purchasing a residence in Beaconsfield. Conveyancing solicitor has told us the property is "Leasehold". Will this likely make a difference on our Santander valuation?
Beaconsfield conveyancing does not usually involve leasehold houses. The key factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's almost the same as freehold, so it shouldn't impact the marketability too much.
At the other end of the spectrum, if it's, say, fifty five years it is bound to have a material effect on the saleability, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease to be supplied to your solicitor.