Me and my partner are purchasing a 1 bedroom flat in Neston with a mortgage. We wish to retain our Neston solicitor, however the mortgage company advise he's not on their "panel". It appears that we have no option but to use one of the lender panel conveyancing practices or continue with our Neston conveyancing practitioner as well as pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer 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 Neston conveyancing solicitor to apply to be on the conveyancing panel.
I have given 2 months notice to my existing landlord and have to be out of my rented apartment in Neston by 20/1/2026. Conveyancing for my house purchase is underway. How realistic is it to complete in 4 weeks as don't want to have to move into short term accommodation?
Generally one should not provide notice for your lease unless exchange of contracts has taken place. If you have not previously done so, update to your conveyancer and request that they apply pressure on the other solicitors, try to an agreed time frame that all parties will work to achieve
Me and my brother own a renovated Edwardian house in Neston. Conveyancing practitioner acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Neston and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who conducted the conveyancing.
Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Neston I like with a park and transport links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Neston in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
Is it simple use your search app to find a conveyancing lawyer in Neston on the authorised to act for my bank?
Step one is to pick a bank such as Nationwide Building Society, The Mortgage Works or TSB then type in your location e.g. Neston. Conveyancing practices in Neston and across England and Wales should be shown.