I can't travel far from Upton. What is the rationale as to why all Upton property lawyers are not on all lender panels?
Lenders normally impose restrictions on either the nature or volume of conveyancing firms on their panel. Typical examples of such restriction(s) being that the practice needs to have two or more partners. In addition to restricting the structure of firm, some banks for example HSBC decided to restrict the number of organisations they use to represent them. It is worth noting that building societies have no accountability for the accuracy of advice supplied by any Upton conveyancer on their panel. Property fraud was the primary trigger for the rationalisation of conveyancing panels a few years ago even though there are contrary assessments about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry exposes that thousands of law organisations only carry out less than three conveyances annually. Those advocating conveyancing panel pruning ask why law firms should have the right to be listed on a lender panel when it is evident that conveyancing is not their primary expertise?
My partner and I changing mortgage lender for our apartment in Upton with Leeds Building Society. We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Leeds Building Society conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Leeds Building Society conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Leeds Building Society. This is solely used to protect Leeds Building Society if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Leeds Building Society had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I have 7378 less than 75 years unexpired on my lease and need a lease extension for my apartment in Upton. Conveyancing solicitors on the Platform panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 10/6/2025 the requirements read as follows :
I decided to have a survey completed on a house in Upton in advance of appointing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may refuse to issue a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Upton. Conveyancing will be smoother if you use a solicitor in Upton especially if they are accustomed to such properties in Upton.
How easy is it to switch solicitor as I need to select a firm on the TSB conveyancing panel. I was using a high street conveyancing solicitor in Upton five minutes from me but he is not accepted by TSB
It would be our pleasure to help you select a conveyancing solicitor in Upton on the TSB panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Upton. In utilising search facility on this site, you can contrast charges for conveyancing solicitors in Upton and throughout England and Wales.
Harry (my fiance) and I may need to sub-let our Upton 1st floor flat for a while due to a new job. We instructed a Upton conveyancing firm in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?
Your lease governs relations between the landlord and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Upton do not contain subletting altogether – such a provision would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Upton. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Upton conveyancing firm who can help.
An example of a Lease Extension case for a Upton premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired residue of the current lease was 76 years.