Is the fact that my solicitor in Longlands is not on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% 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 Longlands conveyancing practice and enquire why they are no longer on the approved list for your bank.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Longlands so that I can attend their offices when needed.
Whereas this was necessary twenty years ago, the vast majority banks no longer need their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to supply identification documents and there are still manifest advantages to instructing a locally based ayer, in your situation a conveyancing solicitor in Longlands.
I am helping my sister sell her house in Longlands. Will the solicitor arrange an energy performance certificate or it is for me to see to?
Following the abolition of Home Packs, EPC’s was maintained a required element of moving property. An EPC needs to be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that law firms normally arrange. Where you are using a Longlands conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with long established Longlands providers
Have just purchased a repossessed house at auction in Longlands. Conveyancing is necessary. What are my next steps?
Given that you are now legally committed yourself to purchase you now have to appoint a conveyancing practitioner soon as you are facing a pending deadline in which to complete the conveyancing. Every auction property should have a bespoke legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in place to complete the transaction on the set completion date.
My offer was accepted on a house in Longlands on 11/3/2025, valuation was booked 3 days after, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
4 months have gone by since my purchase conveyancing in Longlands concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Longlands I like with a park and railway links in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Longlands in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
What does commercial conveyancing in Longlands cover?
Non domestic conveyancing in Longlands incorporates a broad range of advice, provided by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.