Me and my fiance are intending to buy a 1 bedroom apartment in Whitmore with a mortgage. We would like to retain our Whitmore lawyer, but the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Whitmore solicitor as well as pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to insist that the bank use our Whitmore conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Whitmore conveyancing lawyer to apply to be on the conveyancing panel.
The owners have very brash vendors who has insisted on a preliminary agreement with a non-refundable deposit 6,000. Are such agreements recommended for Whitmore conveyancing transactions?
There are two main concerns with signing a lock out contract (also termed a no-shop agreement) is that it can distract from moving forward with the conveyancing process, so in the absence of it needing limited or no negotiation then it may transpire to be a hindrance. It is not promoted by Whitmore conveyancing practitioners as a result. A supplemental issue is the extent of the remedies available - a jilted buyer is extremely unlikely to win an injunction to prevent the vendor completing the sale to a third party, so the only remedy open via the agreement will be the recovery of abortive costs and, in restricted scenarios, the additional payment of damages.
I am about to put an offer on a leasehold apartment in Whitmore. The selling agents advise that it is usual for flats in Whitmore to have less than 75 years unexpired on the lease. I am taking out a mortgage with The Mortgage Works. Will the property be mortgageable given that the lease has 72 years to go.
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. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 29/7/2025 the requirements read as follows :
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:
Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer
New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer
Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.
SECOND HAND PROPERTIES
Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years
Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary
Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI
NEW BUILD PROPERTIES (includes office conversions)
Unacceptable - advise Issuing Office (will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Any lease which is subject to a ground rent (or annual rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a ground rent (or annual rent) being reviewed and altered on any review basis or methodology
Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary
Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn ground rent (annual rent) charges
For the avoidance of doubt, any new build properties completed but not sold pre 30 June 2022 will only be acceptable if the lease conforms to the above guidance
* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years
LEASE EXTENSIONS
We require all lease extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to the Issuing Office
Please ensure that all lender enquiries are submitted (with full documentation/requirements) at least 2 weeks prior to exchange to allow sufficient time for review and decisioning.
I purchased my flat on 6 May and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Whitmore expressed confidence that it would be recorded in less than a month. Are properties in Whitmore uniquely lengthy to register?
As far as conveyancing in Whitmore is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd parties. At present approximately three quarters of such applications are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration occurs once the buyer has moved in to the premises so 'speed' is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
I am purchasing a new build house in Whitmore with a loan from Lloyds TSB Bank. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not reveal to my lawyer about this deal as it could impact my mortgage with Lloyds TSB Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am a sole trader wishing to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering fixed costs for non-domestic conveyancing in Whitmore for less than 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Whitmore, including the disposal and acquisition of businesses as well as simply property. Whether you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. As for the costs this will depend on the structure and complexity of the proposed transaction. Let us have your details or email so as to enable us to provide you with comprehensive commercial conveyancing calculation.