lenderpanel

Find a Birch and Middleton Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Birch and Middleton? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Birch and Middleton transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Birch and Middleton conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Birch and Middleton

We are intending to acquire a 3 bedroom apartment in Birch and Middleton with a mortgage. We would like to retain our Birch and Middleton lawyer, however the lender advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Birch and Middleton solicitor as well as pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Birch and Middleton conveyancing solicitor to apply to be on the conveyancing panel.

Why do I have to pay up front when it comes to conveyancing in Birch and Middleton?

If you are buying a property in Birch and Middleton your solicitor will request that you place them with funds to cover the search fees. Generally this is called for to cover the fees of the Local Authority Search. When the down payment is payable against the purchase price then this will be required immediately before exchange of contracts. Any further balance that is needed will be payable shortly before completion.

A colleague informed me that in buying a property in Birch and Middleton there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of a number of properties in Birch and Middleton which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Birch and Middleton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Does a directory service exist listing HSBC panel solicitors in Birch and Middleton on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available on the web. Where you are seeking to appoint a Birch and Middleton property lawyer on the HSBC please use our tool.

The formalities of my remortgage has taken place for my property in Birch and Middleton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am employed by a busy estate agency in Birch and Middleton where we have experienced a number of flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Birch and Middleton conveyancing firms. Can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I bought a split level flat in Birch and Middleton, conveyancing having been completed 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Birch and Middleton with a long lease are worth £181,000. The ground rent is £55 yearly. The lease finishes on 21st October 2074

You have 50 years left to run we estimate the premium for your lease extension to span between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

I was advised by my mortgage company that their panel lawyers operate no move no charge basis for conveyancing in Birch and Middleton. Our purchase fell through nevertheless the conveyancers have invoiced for search fees! They are stating that the fees are nothing to do with their fees!

Birch and Middleton conveyancing search fees are separate expenses not solicitors costs as these are payable to a third party.

Last updated

Find out more about how flying freehold can affect your the value of a property.