Me and my fiance are purchasing a 2 bedroom apartment in Blackpool with a mortgage. We wish to retain our Blackpool conveyancer, however the lender says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Blackpool conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; are we not able to demand that the mortgage company use our Blackpool conveyancer ?
No, not really. 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 Blackpool conveyancing lawyer to apply to be on the conveyancing panel.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Blackpool. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 1/4/2026, the requirements read as follows :
I have been told that property searches are a common cause of obstruction in Blackpool house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Blackpool.
It has been three months since my purchase conveyancing in Blackpool completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Do I need to be wary by brokers that I am dealing with are suggesting an online conveyancing firm as opposed to a local Blackpool conveyancing firm?
As is the case with lots of professional services, often suggestions from connections can be most helpful. But there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all suggest lawyers to instruct. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the endorsement. You are at liberty to choose your own lawyer. However, bear in mind that the majority of lenders have an approved list of law firms you must use for the mortgage related work in your house move.
I am looking at a couple of flats in Blackpool both have in the region of 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold flat in Blackpool is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. The majority of buyers and mortgage companies, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Blackpool conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a 1st floor flat in Blackpool, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Blackpool with over 90 years remaining are worth £180,000. The ground rent is £65 yearly. The lease terminates on 21st October 2085
With only 59 years left to run we estimate the premium for your lease extension to be between £20,900 and £24,200 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.