Me and my partner are buying a 1 bedroom flat in Eccleshall with a mortgage. We have a Eccleshall solicitor, but the mortgage company says she’s not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel firms or retain our Eccleshall lawyer as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; can we not insist that the lender use our Eccleshall solicitor ?
No, not really. 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. Another option that might be available is for your Eccleshall conveyancing solicitor to apply to be on the conveyancing panel.
We are planning to purchase with Loughborough BS. I popped in a few high street solicitors yet cant to find a Eccleshall conveyancing firm on the Loughborough BS panel. Can you assist?
Feel free to take advantage of the find a lender approved solicitor tool on this site. Please choose the building society and type Eccleshall or your preferred area and you will see numerous solicitors offices in Eccleshall or near you.
I am helping my aunt sell her flat in Eccleshall. Will the conveyancing solicitor order an energy assessment or it is for me to coordinate?
Following the demise of Home Packs, energy performance certificates remained a mandatory element of selling a property. An EPC should be commissioned before the property is advertised. This is not something that lawyers normally organise. If you are using a Eccleshall conveyancing practitioner they may be able to arrange energy assessments given their contacts with reputable Eccleshall assessors
My solicitor has informed me that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Eccleshall?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
I had an offer accepted on an apartment in Eccleshall on 11/3/2026, valuation was booked 4 days later, received a clean bill of health. Property lawyer appointed, 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. Are Skipton entitled to hold back the Mortgage pending the lawyer being on the approved list?
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.
Due to the input of my in-laws I had a survey completed on a property in Eccleshall ahead of instructing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Eccleshall. Conveyancing will be smoother if you use a solicitor in Eccleshall especially if they are accustomed to such properties in Eccleshall.
What makes a Eccleshall lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in Eccleshall. All leases are drafted differently and legal mistakes in the legal wording can result in certain sections are not included. The following missing provisions could result in a defective lease:
-
A duty to insure the building Repairing obligations to or maintain parts of the premises
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Bank of Scotland, and Barclays Direct all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.
I own a 2 bed flat in Eccleshall, conveyancing having been completed 9 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? Comparable properties in Eccleshall with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2080
With just 54 years remaining on your lease we estimate the premium for your lease extension to span between £32,300 and £37,400 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
I have today had an offer accepted on a leasehold flat in Eccleshall and the mortgage adviser that we are dealing with recommended his lawyer. She quoted £900 plus VAT and disbursements. Does this sound expensive?
Don't just go on 1 quote. You should seek like-for-like quotes for your conveyancing in Eccleshall. Then choose one that you are comfortable with and crucially, is on the approved panel of the lender that you have applied for a mortgage from.