I am in the process of selling my apartment in Northampton and the EA has just called to advise that the purchasers are switching solicitor. The reason given is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a big named lender only engage with certain solicitors rather the firm that they want to select for their conveyancing in Northampton ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Mortgage companies attribute this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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 purchasers are not going to have any sway in the decision.
Would the conveyancing lawyers identified via your search tool conduct attended exchange conveyancing in Northampton?
There are a few conveyancing specialists who can conduct personalised exchanges. You should call us to secure a fee calculation and details as to dates.
Two weeks ago we had a mortgage agreed in principle with Virgin Money. Northampton conveyancing solicitors were selected. How long does it take for Virgin Money to send the offer to the conveyancer?
Some lenders take longer than others. Have Virgin Money completed the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Northampton bank branch on numerous occasions and was advised it wasn't an issue and they will lend. My Northampton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. I simply don't know who is right.
As long as the property lawyer is on the mortgage company approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I had an offer accepted on a property in Northampton on 27/5/2026, valuation was booked 2 days after, received a clean bill of health. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Are Principality entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly identified during conveyancing in Northampton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Northampton. 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…’
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Northampton is where the house is located. What do you suggest?
Flying freeholds in Northampton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northampton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northampton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Can you offer any advice when it comes to choosing a Northampton conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Northampton conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Northampton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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Can they put you in touch with clients in Northampton who can give a testimonial? If the firm is not ALEP accredited then why not?
Northampton Leasehold Conveyancing - Sample of Queries before Purchasing
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The best form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this situation the lessees enjoy being in charge if their destiny and even though a managing agent is usually employed if the building is larger than a house conversion, the managing agent is directed by the tenants. Are there any major works on the horizon that will likely increase the maintenance costs? Where a Northampton lease has fewer than eighty years it will have adverse implications on the value of the property. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this would cost. For most Northamptonlease extensions you will be required to have been the owner of the property for 24 months in order to be entitled to extend the lease.