My partner and I are planning to buy a flat in Willingham and have appointed a Willingham conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Britannia have this evening contacted us to inform me that there is now an issue as our Willingham lawyer is not on their approved list of lawyers. What do we do from here?

Where you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also act for the mortgage company. 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 Accreditation Scheme. Your solicitor should contact your bank 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 lender’s conveyancing panel as you are at liberty to use your preferred Willingham lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Can you suggest a Aldermore accepted Willingham conveyancing solicitor finish our home move within a short deadline? Would it be better to use a high street Willingham firm or a national firm?

We would be happy to suggest some excellent Willingham conveyancing firms. Another option is to visit the high street in Willingham. Approach a couple of firms and ask to speak with a conveyancing solicitor for a fee estimate. Explain your deadline together with your reasons and ask for a commitment on your deadline. Select the one that you are most comfortable with.

I own a freehold house in Willingham yet charged rent, why is this and what is this?

It is rare for properties in Willingham and has limited impact for conveyancing in Willingham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Willingham is the location of the property. Can you shed any light on this issue?

Flying freeholds in Willingham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Willingham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Willingham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

We yesterday discovered that one of the partners of the law firm acting on the purchase conveyancing in Willingham is an aunty of the seller. Is this acceptable?

As long as no conflict arises this should be fine. If you are needing mortgage finance then the bank may have a say as many banks have specific requirements concerning this. For example for RBS - Virgin One as of 28/2/2026, the requirements read as follows :