Me and my partner are intending to acquire a 2 bedroom flat in Blackwell with a mortgage. We have a Blackwell conveyancer, but the lender says she’s not on their "panel". It appears that we have no choice but to appoint one of the bank panel conveyancing practices or keep our Blackwell lawyer and pay for one of their panel ones to act for them. We consider that this is unjust; is there anything we can do?

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 Blackwell conveyancing solicitor to apply to be on the conveyancing panel.

We are a couple about to exchange contracts for a freehold house in Blackwell. We encountered a problem. The mortgage offer with Alliance & Leicester runs out on 27/10/2025 but the vendors are insisting on a completion date of 29/10/2025. Is it possible to prolong the mortgage expiry date?

The best person to address this issue is your lawyer who is in a position to assess whether they should be discussing with the lender, vendor’s representatives, selling agents or possibly all three taking into account what has gone on in your transaction to date.

It is 10 years ago since I purchased my property in Blackwell. Conveyancing lawyers have now been instructed on the sale but I can't find the deeds. Will this cause complications?

You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they could be in the possession of the lawyers who oversaw the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Blackwell involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.

I'm remortgaging my current house to a buy to let loan with Santander and intend to use the remaining equity as a deposit on another house. The area we are interested in is Blackwell. Will your solicitors be able to act for the two lenders and tie in the transactions?

Do use our comparison tool on this site to check that the lawyers are approved by both lenders. On the basis that they are your solicitor should be able to tie up the two conveyancing matters but you should have a chat with you lawyer and make clear your desired outcome and needs.

Can you offer any advice when it comes to choosing a Blackwell conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Blackwell conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Blackwell conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

What are the costs for lease extension work? If they are not ALEP accredited then what is the reason?

Blackwell Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

In the main the outlay for major works are not built into the maintenance charges, albeit that a few managing agents in Blackwell ask leasehold owners to pay into a reserve fund created for the specific intention of building a fund for larger repairs or maintenance. Are there any major works in the near future that will increase the service costs? Who is in charge of the block?