I can't travel far from Halesowen. Is there a reason why all Halesowen lawyers aren't automatically on all bank panels?

Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in mortgage companies pruning less reputable firms from their panel of approved conveyancers .

I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Halesowen. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 4/8/2025, the requirements read as follows :

I am purchasing a new build house in Halesowen with a mortgage from Godiva Mortgages Ltd. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my lawyer about this side-deal as it would impact my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

Due to the encouragement of my in-laws I had a survey completed on a house in Halesowen before retaining conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some banks will refuse to grant a loan on this type of property.

It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Halesowen. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Halesowen to see if the conveyancing will be more expensive.

What advice can you give us when it comes to appointing a Halesowen conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Halesowen conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Halesowen conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:

Can they put you in touch with clients in Halesowen who can give a testimonial? What volume of lease extensions has the firm carried out in Halesowen in the last 12 months?

I purchased a garden flat in Halesowen, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Halesowen with over 90 years remaining are worth £171,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2104

With 79 years left to run we estimate the price of your lease extension to be between £7,600 and £8,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.