Can you clarify what the consequences are if my lawyer’s firm is removed from the TSB Conveyancing panel ahead of completing my conveyancing in Sprotbrough?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Is it correct that all Sprotbrough CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved solicitors?

A selection of lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation 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 solicitor practices wishing to join their approved list of conveyancing solicitors.

We previously chose conveyancing lawyers with offices in Sprotbrough on the Nationwide solicitor approved list. They have just invoiced me a further fee for handling the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?

Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. The fee is not dictated by Nationwide but by your Sprotbrough solicitor. Plenty of firms on the Nationwide panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.

My offer was accepted on a house in Sprotbrough on 4/6/2025, valuation was booked five days after, all came back fine. Conveyancer instructed, 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. Are Skipton entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue a mortgage 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.

The deeds to my property can not be found. The conveyancers who did the conveyancing in Sprotbrough 5 years ago are no longer around. What are my options?

Assuming the title is registered the information relating to your proprietorship will be documented by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, identify your property and secure current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

Should I appoint a Sprotbrough conveyancing practitioner based in the location that I am hoping to buy? An old friend can carry out the legal formalities but his firm is located 400miles drive away.

The benefit of a local Sprotbrough conveyancing practice is that you can drop in to sign documents, hand in your identification documents and apply pressure on them where appropriate. Having local Sprotbrough know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were content that must outweigh using an unknown Sprotbrough conveyancing solicitor just because they are Sprotbrough based.

I am attracted to a couple of apartments in Sprotbrough both have approximately 50 years left on the lease term. Will this present a problem?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease shortens the saleability of the lease deteriorates and it becomes more costly to acquire a lease extension. For this reason it is generally wise to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this area.

Leasehold Conveyancing in Sprotbrough - Sample of Queries before Purchasing

How much is the service charge and ground rent on the apartment? Is the freehold owned collectively by the tenants? Who is in charge of the building?