My wife and I swapping mortgage lender for our flat in Blakenhall with UBS. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have two concerns (1) Is this form unique to the UBS conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your UBS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to UBS. This is solely used to protect UBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of UBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Are all Blakenhall Conveyancing Quality Solicitors on the Nationwide conveyancing panel?

Some major banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

My partner and I have organised the release of further funds on our mortgage from Virgin Money as we want to carry out improvements to our house in Blakenhall. Do we need to appoint a local Blakenhall solicitor on the Virgin Money conveyancing panel to handle the paperwork?

Virgin Money don't usually instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money conveyancing panel.

My offer was accepted on a house in Blakenhall on 13/10/2025, valuation was booked 4 days later, all came back fine. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

Are there restrictive covenants that are commonly picked up during conveyancing in Blakenhall?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Blakenhall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Planning to sign contracts shortly on a ground floor flat in Blakenhall. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Blakenhall should include some of the following:

The length of the lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of the 80 year mark The physical ownership of the premises. This might be the apartment itself but might include a attic or cellar if appropriate. Your lawyers should enable you to have an understanding of the insurance provisions It needs to be made clear to you whether the lease permits you to add or upgrade anything in the property- you must know whether any restrictions applies to all alterations or limited to structural alteration, and whether permission is mandated necessary What remedies are open the freeholder should you are in breach of your lease terms?

Leasehold Conveyancing in Blakenhall - A selection of Questions you should consider before Purchasing

You should want to find out as much as you can regarding the managing agents as they can either make your life much simpler or problematic. As the proprietor of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to day to day matters such as the cleanliness of the common parts. Ask other people if they are happy with their service. In conclusion, investigate as to the dates that the maintenance fees are due to the managing agents and specifically what you get for your money. Who manages the block?

What range of conveyancing services do Blakenhall conveyancing organisations deal with?

In the main Blakenhall conveyancing organisations can provide a broad range of assistance to home and land owners, vendors, purchasers, freeholders and tenants such as:

Residential sale conveyancing in Blakenhall or beyond Residential purchase conveyancing in Blakenhall and further afield ‘Buy to let’ and investment property matters Buying and selling at auction Planning and boundary enquiries Acting for landlords and seeking possession against tenants, licensees or squatters in and outside of Blakenhall