I am five weeks into the sale of my flat in Earl Shilton and the EA has just text me to say that the buyers are appointing a new law firm. The reason given is that the mortgage company will only work with solicitors on their approved list. On what basis would a leading lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Earl Shilton ?

UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lending institutions blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 impact on this.

I am about to put a bid on a leasehold apartment in Earl Shilton. The estate agents say that it is the norm for flats in Earl Shilton to have less than 75 years remaining. I am taking out a loan with Accord Mortgages. Is this going to be a problem if the lease has Seventy One years to go.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting 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 23/11/2025 the requirements read as follows :

Will commercial conveyancing searches reveal planned roadworks that could impact a commercial estate in Earl Shilton?

Its becoming the norm that commercial conveyancing solicitors in Earl Shilton will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Earl Shilton. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Earl Shilton.

For every commercial conveyancing transaction in Earl Shilton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Earl Shilton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Earl Shilton.

I'm buying my first flat in Earl Shilton with a mortgage from Yorkshire Building Society. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my conveyancer about the extras as it would put at risk my loan with Yorkshire Building Society. Is this normal?.

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.

When it comes to leasehold conveyancing in Earl Shilton what are the most common lease defects?

Leasehold conveyancing in Earl Shilton is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain elements of the building Insurance obligations

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, The Mortgage Works, and Clydesdale all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.

I am the registered owner of a 2 bed flat in Earl Shilton, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Earl Shilton with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease expires on 21st October 2079

With only 54 years left to run the likely cost is going to be between £32,300 and £37,400 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.