My husband and I are buying a 1 bedroom apartment in Wolverley with a mortgage. We like our Wolverley lawyer, but the bank says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Wolverley property lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Wolverley conveyancing lawyer to apply to be on the conveyancing panel.

Can the conveyancing lawyers that are recommend conduct auction conveyancing in Wolverley?

There are a number of auction lawyers we can put you in touch with those who can conduct auction conveyancing. Wolverley is just one of hundreds of areas of in which our lawyers cover.

is it true that all Wolverley solicitors on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.

I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Wolverley conveyancing practitioner on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Barclays has sent the Land Registry the discharge electronically, and
3. Barclays has instructed the Land Registry to do so

I had an offer accepted on an apartment in Wolverley on 6/10/2025, valuation was booked 2 days later, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

The deeds to my home can not be found. The solicitors who dealt with the conveyancing in Wolverley 10 years ago are no longer around. What are my options?

Assuming you have a registered title the details of your ownership will be recorded by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, find your house and order up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.

Last June I purchased a leasehold house in Wolverley. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a studio flat in Wolverley, conveyancing having been completed in 2000. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Wolverley with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2088

You have 63 years remaining on your lease we estimate the premium for your lease extension to range between £16,200 and £18,600 plus 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 the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.