My lawyer has identified a a problem with the lease for the flat we are buying in Atherton. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that he must check that the mortgage company is willing to move forward with this solution. Who is the client here, us or the lender?
Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. These conveyancing instructions have to be complied with.
As someone not used to conveyancing in Atherton what is the number one tip you can impart concerning the house moving process in Atherton
Not many law firms shout this from the rooftops but conveyancing in Atherton or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and other parties involved in the house moving process. For instance, the seller, property agent and even potentially your mortgage company. Selecting a solicitor for your conveyancing in Atherton is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to look after your legal interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer above the other parties when it comes to the legal assignment of property.
My brother-in-law has suggested I instruct a conveyancing solicitor in Atherton. I need to find out if they are on the Bank of Ireland conveyancing panel. Could you or the lender confirm if they are on the panel?
You should e-mail your lawyer and enquire if they can act for the bank. Alternatively you can call Bank of Ireland who may be able to assist.
When it comes to lenders such as Barclays, do Atherton solicitors face an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Atherton property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
My offer was accepted on an apartment in Atherton on 9/12/2025, valuation was booked 3 days later, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some expedited conveyancing in Atherton as I am under an ultimatum to complete in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to have searches carried out although no conveyancer would advise that you don't. With plenty of history conveyancing in Atherton the following are instances of issues that can be revealed and adversely affect future saleability: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...
Are there any apps to assist me to identify a Atherton law firm on the Barclays conveyancing panel? I have wheels and am happy to travel upto 20miles to meet the conveyancer.
Feel free to make use of the search on this website. Please choose the bank and your location and you will see a number of Atherton conveyancing lawyers locally. We have detailed some Atherton conveyancing firms towards the end of this page and you can telephone them to check if they are on the Barclays member panel