Can you help? My Warrington solicitor is informing me me that he has toorder Warrington conveyancing searches resulting from the fact thatthe firm are on the Santanderconveyancing panel. Is my solicitor correct?

You have limited options available to you. As you are taking a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Warrington conveyancing searches.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Warrington. My lender is Chelsea Building Society

Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 12/8/2025, the requirements read as follows :

I am being told by my conveyancer that lack of planning permission insurance is required on my purchase. What is the level of cover for Warrington conveyancing?

The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

Is it the case that all Warrington solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.

We are getting the release of further monies on our home loan from Bank of Ireland as we wish to carry out a loft conversion to our property in Warrington. Do we need to appoint a bricks and mortar Warrington solicitor on the Bank of Ireland conveyancing panel to handle the legals?

Bank of Ireland do not ordinarily appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

In my capacity as executor for the estate of my father I am disposing of a residence in Swansea but I am based in Warrington. My conveyancer (who is 250 miles from mehas requested that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Warrington to witness this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Warrington

Harry (my fiance) and I may need to sub-let our Warrington ground floor flat temporarily due to a career opportunity. We instructed a Warrington conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?

Some leases for properties in Warrington do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a 1 bedroom flat in Warrington, conveyancing formalities finalised 8 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Warrington with an extended lease are worth £211,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2092

You have 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.