I am nearing exchange of contracts for my house in Thames View and the estate agent has just called to advise that the buyers are appointing a new conveyancer. The excuse is that the lender will only work with solicitors on their approved list. Why would a big named lender only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Thames View ?
UK lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
About to place a bid on a leasehold apartment in Thames View. The selling agents advise that it is usual for flats in Thames View to have less than 75 years unexpired on the lease. I am taking out a loan with Virgin. Is this going to be a problem if the lease has 69 years remaining.
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. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 21/1/2026 the requirements read as follows :
I am helping my mother sell her flat in Thames View. Will the solicitor commission the energy performance certificate or it is for the seller to coordinate?
Following the demise of Home Packs, EPC’s was kept a required component of selling a house. An energy performance certificate must be commissioned prior to the property being placed on the market. This is not as aspect of the sale process that lawyers normally organise. Where you are using a Thames View conveyancing practitioner they might be able to arrange energy performance certificates given their contacts with long established local energy assessors
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Thames View. Do I collect the keys to the property on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Thames View?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s conveyancers, and once they have received this, you will be called to pick up the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
We are getting a further advance on our mortgage from TSB as we wish to carry out renovations to our house in Thames View. Do we need to select a high street Thames View solicitor on the TSB conveyancing panel to handle the paperwork?
TSB do not ordinarily require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
Just had an offer accepted on a new build flat in Thames View. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Thames View
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Thames View. Conveyancing advisers have are about to be appointed. Will they explain the issues?
The majority of houses in Thames View are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Thames View so you should seriously consider shopping around for a Thames View conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’spermission to carry out alterations. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Thames View conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Thames View conveyancing firm who can help.
An example of a Lease Extension case for a Thames View flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case related to 1 flat. The unexpired lease term was 61.36 years.