My lawyer has discovered a a legal deficiency with the lease for the property we are purchasing in Upton Upon Severn. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer says that he must be satisfied that the bank is happy with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

There are numerous conveyancing solicitors in Upton Upon Severn but how do I know who's good?

Do not opt for the lowest Upton Upon Severn conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I are spending time looking at apartments in Upton Upon Severn and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Clydesdale.

It would be sensible 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 pass their details on to the estate agent. As you are getting a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.

I had an offer accepted on a property in Upton Upon Severn on 10/12/2025, valuation was booked 4 days later, all came back fine. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS 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 Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will my conveyancer be asking questions concerning flooding as part of the conveyancing in Upton Upon Severn.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Upton Upon Severn. There are those who buy a property in Upton Upon Severn, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Upton Upon Severn. The standard completed inquiry forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to determine whether the property has suffered from flooding. If the residence has been flooded in past which is not revealed by the vendor, then a purchaser may commence a claim for damages stemming from an incorrect answer. The purchaser’s solicitors should also order an environmental search. This should reveal if there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I am buying a new build apartment in Upton Upon Severn. Conveyancing is a frightening process 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 legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Upton Upon Severn

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.

I wish to rent out my leasehold apartment in Upton Upon Severn. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your last Upton Upon Severn conveyancing solicitor is no longer available you can review your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you are obliged to obtain permission from your landlord or other appropriate person before subletting. This means that you cannot sublet without first obtaining consent. The consent is not allowed to be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord for their consent.

Upton Upon Severn Leasehold Conveyancing - Sample of Questions you should consider before buying

What is the the remaining lease term? Is the freehold owned collectively by the tenants?