Am I correct in assuming that the fact that my solicitor in Lichfield is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Lichfield conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Last May we completed a house move in Lichfield. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Lichfield?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Lichfield. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor answers a questionnaire called a Seller’s Property Information Form. answers is inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Lichfield.
When will exchange of contracts take place for residential conveyancing in Lichfield and am I required to attend the lawyers branch?
If you are near to one of the conveyancing solicitors in Lichfield you are welcome to come in to sign the paperwork. However, the firms we recommend provide a nationwide conveyancing service and provide as equally diligent and professional a job for you when communicating with you electronically. The signing of the contract is not the critical part. Signing on the dotted line simply enables the firm to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lichfield)to be in the office available at the end of the phone to exchange contracts.
About to place an offer on a leasehold flat in Lichfield. The selling agents assure me that it is standard for flats in Lichfield to have less than 75 years unexpired on the lease. I am expecting a mortgage with Tesco Bank. Will the property be mortgageable given that the lease has 70 years remaining.
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. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 10/7/2025 the requirements read as follows :
What is the difference between a licensed conveyancer and conveyancing solicitor in Lichfield
There are two types of lawyers who can conduct conveyancing in Lichfield namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the disposal or acquisition of property. Both are required to execute Lichfield conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that all necessary steps should be suitably followed.
I am purchasing a victorian detached house in Lichfield. Our aim is to convert the garage to a playroom at the property.Will legal work on the property include checks to ascertain if these works are permitted?
Your property lawyer should review the deeds as conveyancing in Lichfield can sometimes identify restrictions in the title deeds which prevent categories of changes or need the permission of another owner. Many extensions need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I have paid off my mortgage with Clydesdale. I assume I don't need a Lichfield solicitor on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Are there restrictive covenants that are commonly picked up during conveyancing in Lichfield?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Lichfield. 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…’