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Find a Edge Hill Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Edge Hill? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Edge Hill conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Edge Hill conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Edge Hill

We are buying a 3 bedroom apartment in Edge Hill with a mortgage. We have a Edge Hill lawyer, but the lender says she’s not on their "panel". It seems we have little option but to select one of the mortgage company panel conveyancing practices or retain our Edge Hill conveyancer and pay for one of their panel firms to represent them. We consider that this is inequitable; 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 bank’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. Another option that might be available is for your Edge Hill conveyancing solicitor to apply to be on the conveyancing panel.

Do the Building Society Association intend to launch a searchable register to to identify practices on the Loughborough BS conveyancing panel for instance in Edge Hill?

We are not aware of any plans on the part of the BSA to promote such a tool.

My fiancee and I are at the point of viewing houses in Edge Hill and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I will be getting a mortgage with TSB.

It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.

I have paid off my mortgage with Coventry BS. I assume I don't need a Edge Hill conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
  3. Coventry BS has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Coventry BS mortgage has been paid off.

Planning on purchasing a apartment in Edge Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Edge Hill lawyer is on the Bank of Ireland conveyancing panel.

We are 18 days into a residential purchase having been recommend to solicitors by the high street agent to execute conveyancing in Edge Hill. We are not happy. Could you help me find new solicitors?

A solicitor would need to be very poor to suggest changing them. Has your mortgage offer been generated? In the event that it has you will need to make them aware of the new contact details and get the mortgage documents are re-sent. Your new conveyancer should be on the lenders approved list to avoid added fees and frustration. That should be your first question of the new conveyancers. The search tool will help you find a lender approved lawyer for your home move in Edge Hill

I am attracted to a two maisonettes in Edge Hill which have approximately 50 years remaining on the leases. Will this present a problem?

There is no doubt about it. A leasehold flat in Edge Hill is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the salability of the premises. For most buyers and lenders, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Edge Hill conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Edge Hill Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

    It would be sensible to investigate if there are any onerous restrictions in the lease. For example it is very common in Edge Hill leases that pets are not allowed in in a block in Edge Hill. If you like the propertyin Edge Hill however your dog can’t move with you then you will be presented with a hard choice. What is the length of the lease? In the main the cost for major works tend not to be included within service charges, albeit that some managing agents in Edge Hill require tenants to contribute towards a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance.

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