My mortgage broker requires my Penwortham solicitor’s panel reference for the Lloyds conveyancing panel. Can you suggest how I find this out. I have tried my local Penwortham office but they cant find it on their system.

Have you tried calling your Penwortham property lawyer about this?. They keep a central record lender panel numbers.

I am about to put an offer on a leasehold apartment in Penwortham. The estate agents tell me that it is standard for flats in Penwortham to have less than 75 years left on the lease. I am getting a loan with Tesco Bank. Is this going to be a problem if the lease has 69 years to go.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 21/2/2025 the requirements read as follows :

We are getting the release of further funds on our mortgage from Kent Reliance as we intend to conduct alterations to our property in Penwortham. Do we need to choose a bricks and mortar Penwortham solicitor on the Kent Reliance conveyancing panel to handle the legals?

Kent Reliance do not ordinarily require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.

I have decided to exercise my right to buy my property in Penwortham off the council. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

It is unclear whether my lender requires a lease extension. I have called my Penwortham bank branch on various occasions and was informed it wasn't a problem and they will lend. My Penwortham conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

As long as the solicitor is on the bank panel, she or he must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 remaining.

The estate agent has sent us the confirmation of our purchase of a new build flat in Penwortham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Penwortham

Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Due to the encouragement of my in-laws I had a survey completed on a property in Penwortham ahead of appointing solicitors. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend refuse to grant a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Penwortham. Conveyancing may be slightly more expensive based on your lender's requirements.