We are buying a 3 bedroom apartment in Hurworth with a mortgage. We like our Hurworth conveyancer, however the bank advise she’s not on their "panel". It appears that we have little choice but to appoint one of the bank panel firms or continue with our Hurworth solicitor and pay for one of their panel lawyers to represent them. This feels very unfair; can we not demand that the bank use our Hurworth 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 Hurworth conveyancing solicitor to apply to be on the conveyancing panel.
I happen to be the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Hurworth. The Hurworth property was put into my name in February. I want to move. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in February. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many lenders would take a sensible view as this obligation primarily exists to identify subsales or the quick reselling of properties.
When it comes to lenders such as HSBC, do Hurworth property lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I'm in the throws of looking at apartments in Hurworth and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Barclays.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are obtaining a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
Just had an offer accepted on a new build flat in Hurworth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Hurworth
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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? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Due to the guidance of my in-laws I had a survey completed on a property in Hurworth in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some lenders may refuse to give a mortgage on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to call us we can check via 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 Hurworth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hurworth to see if the conveyancing will be more expensive.
How can the Landlord & Tenant Act 1954 impact my business property in Hurworth and how can your lawyers assist?
The 1954 Act provides a safeguard to business lessees, granting the a statutory right to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Hurworth
I yesterday become aware that one of the partners of the firm handling the purchase conveyancing in Hurworth is a relative of the vendor. Is this allowed?
On the basis that there is no conflict of interest this should be fine. If you are needing a mortgage then the mortgage company may have a say as many mortgage companies have specific instructions on this. For example for Skipton Building Society as of 18/3/2025, the requirements read as follows :