I am in the process of selling my flat in Bletchley and the estate agent has just telephoned to say that the purchasers are swapping property lawyer. The excuse is that the lender will only deal with solicitors on their approved list. Why would a major lender only engage with specific law firms rather the firm that they want to appoint to handle their conveyancing in Bletchley ?

Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

I am about to put a bid on a leasehold flat in Bletchley. The selling agents advise that it is the norm for flats in Bletchley to have less than 75 years left on the lease. I am taking out a mortgage with Tesco Bank. Is this going to be acceptable if the lease has 69 years to go.

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. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/7/2024 the requirements read as follows :

What is the difference between a licensed conveyancer and conveyancing solicitor in Bletchley

There are two types of lawyers who can conduct conveyancing in Bletchley namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that you need to complete the sale or purchase of property. They are both duty bound to execute Bletchley conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly carried out and that all necessary procedures will be appropriately taken.

I am purchasing a property in Bletchley. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Co-operative your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Co-operative where a lease does not meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Bletchley.

I have instructed a Bletchley lawyer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bletchley postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Bletchley.

The estate agent has sent us the confirmation of our purchase of a new build flat in Bletchley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bletchley

Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Would local authority permission be required to split a house into two flats in Bletchley? This has been done to a property opposite to my house in Bletchley and was not aware of it happening until after the works were done.

Planning permission is necessary for converting a single dwelling in Bletchley into flats but probably not for reverting back to single dwelling-house so, in answer to your query, yes,a it is needed.