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Find a Whittlesey Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Whittlesey? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Whittlesey transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Whittlesey conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Whittlesey

My partner and I are looking to acquire a house in Whittlesey and are in fact using a Whittlesey conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. HSBC Bank have this evening contacted us to inform me that there is now an issue as our Whittlesey solicitor is not on their approved list of lawyers. What do we do from here?

When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Whittlesey lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

I had intended to instruct a conveyancing solicitor in Whittlesey for our house purchase. Our financial adviser has since notified us that our mortgage company Alliance & Leicester won't deal with them. Surely this is unfair competition?

Banks tend to imposes restrictions either the category or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. As well as restricting the profile of firm, a few lenders have decided to limit the amount of solicitor practices they allow to act for them. Be aware that Alliance & Leicester have no responsibility for the quality of advice provided by any member of Alliance & Leicester Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there remains mixed views regarding the extent of solicitor engagement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Whittlesey only perform very few conveyances a year.

I am buying a new build flat in Whittlesey. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Whittlesey

    Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.

Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Whittlesey I like with a park and railway links in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Whittlesey suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

Planning to sign contracts shortly on a ground floor flat in Whittlesey. Conveyancing lawyers assured me that they report fully on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Whittlesey should include some of the following:

    if lease caters for for a slush fund? Repair and maintenance of the flat What you can do if a neighbour is in violation of a provision in their lease? Does the lease prohibit wood flooring? Setting out your rights in relation to the communal areas in the block.E.G., does the lease include a right of way over an accessway or staircase?
For details of the information to be contained in your report on your leasehold property in Whittlesey please ask your solicitor in advance of your conveyancing in Whittlesey.

I invested in buying a 1 bedroom flat in Whittlesey, conveyancing was carried out in 2001. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Whittlesey with a long lease are worth £201,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2089

With only 65 years unexpired we estimate the price of your lease extension to span between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

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