I'm in the process of switching my current residential loan to a BTL Alliance & Leicester mortgage. I have been informed by my broker that I must appoint a lawyer as part of the process. I got in contact with my former Frome conveyancing practitioner who acted on my behalf when I previously acquired the premises. The fee calculation they've given of £470 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The costs illustration is fractionally on the expensive side. Where you are content to invest time scrutinising quotes you might trim some of the cost by perhaps £100 plus VAT. That being said, if you were content with the service the firm offered you maycome to regret opting for an an unknown conveyancer. Don't forget to be sure the conveyancer can also act for Alliance & Leicester . You can employ our search tool to locate a Frome conveyancing firm on the Alliance & Leicester approved list of lawyers, which can often include conveyancing solicitors in Frome.
About to place an offer on a leasehold flat in Frome. The property agents tell me that it is standard for flats in Frome to have less than 75 years left on the lease. I am taking out a mortgage with Accord Mortgages. Is this going to be a problem if the lease has 72 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/1/2026 the requirements read as follows :
My stepmother pointed out to me me that in purchasing a property in Frome there could be a number of restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in Frome which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Frome should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Co-operative. I assume I don't need a Frome property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I recently had an offer agreed on a house in Frome. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I need some quick conveyancing in Frome as I am under an ultimatum to complete within 3 weeks. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you are at liberty not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Frome the following are examples of issues that can show up and adversely affect future mortgageability: Enforcement Actions, Overdue Charges, Overdue Grants, Unadopted Roads,...
I purchased my house on 8 May and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Frome expressed confidence that it will be formalised in less than a month. Are properties in Frome uniquely lengthy to register?
As far as conveyancing in Frome registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd parties. At present roughly three quarters of such applications are completed within two weeks but some can be subject to longer hold-ups. Registration is effected once the purchaser is living at the property thus 'speed' is not usually top priority yet where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.