I am not well enough to travel far from Yoxall. Please clarify why all Yoxall conveyancers are not on all mortgage company panels?
Even though it may seem unfair for mortgage companies to restrict who can act for them, from the public’s or lawyer’s standpoint, the flip side is that banks are increasingly anxious and consider it imperative to protect them from mortgage fraud. As a result of this concern banks have restricted their conveyancing panel to a size that they are happy to control.
I am about to put a bid on a leasehold apartment in Yoxall. The selling agents say that it is standard for flats in Yoxall to have less than 75 years remaining. I am getting a loan with Accord Mortgages. Is this going to be a problem if the lease has 70 years left.
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. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 11/6/2025 the requirements read as follows :
We previously chose conveyancers located in Yoxall on the TSB solicitor approved list. They are now charging me an additional fee for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer is entitled to levy a fee for this. The fee is not dictated by TSB but by your Yoxall conveyancing practitioner. Plenty of firms on the TSB panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Yoxall conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Yoxall building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Yoxall conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. I have no idea who is right.
The conveyancer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have been told that property searches are the primary reason for delay in Yoxall house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Yoxall.
I have recently realised that I have 72 years left on my lease in Yoxall. I need to get lease extension but my landlord is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to track down the freeholder. In some cases a specialist would be useful to carry out a search and to produce an expert document to be used as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering Yoxall.
I purchased a 2 bed flat in Yoxall, conveyancing having been completed November 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Yoxall with a long lease are worth £170,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2104
With just 79 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
How much experience do your Yoxall conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Yoxall conveyancing lawyers help thousands of buyers move home every year and supported lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Yoxall conveyancers have worked on recent similar matters.