Our Westbury solicitor has spotted a difference between the information in the home valuation report and what is revealed within the conveyancing documents. My solicitor has advised that he must check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach right?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I have 7378 less than 75 years unexpired on my lease and require a lease extension for my flat in Westbury. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 13/7/2026 the requirements read as follows :
I have been advised by my solicitor that flying freehold insurance is necessary on my purchase. What is the level of cover for Westbury conveyancing?
The appropriate level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I'm the sole recipient of my late grandmother’s will with all property in now in my sole name, including the house in Westbury. The Westbury property was put into my name in June. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in June. Do I have to wait 6 months to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How sensible a view banks take of it, depend on the lender as this requirement is primarily there to pick up on subsales or the quick reselling of properties.
I had an offer accepted on a property in Westbury on 19/5/2026, valuation was booked 3 days later, received a clean bill of health. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
How do I use the search tool to get a costs illustration from a conveyancing practitioner in Westbury on the authorised to act for my mortgage?
Step one is to pick a lender such as Halifax, Barnsley Building Society or Platform Home Loans Ltd then choose your location such as Westbury. Conveyancing firms in Westbury and further afield should be shown.
What are the common problems that you encounter in leases for Westbury properties?
There is nothing unique about leasehold conveyancing in Westbury. All leases are unique and drafting errors can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:
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Service charge per centages that don't add up correctly leaving a shortfall
You could encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Norwich and Peterborough Building Society, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.
I am the registered owner of a basement flat in Westbury, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Westbury with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2106
With only 80 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
A conveyancing company dealt with my conveyancing in Westbury half a dozen years ago having retained my title documents but has now closed – What can I do to get hold of these?
Title deeds, as such, no longer exist as most homes in Westbury are registered electronically at Land Registry. Should you need to prove evidence of proprietorship or are disposing of or re-mortgaging your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.