We are purchasing a 2 bedroom flat in Hyde with a mortgage. We have a Hyde solicitor, however the lender says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Hyde solicitor and pay for one of their panel ones to represent them. This feels very unfair; are we not able to insist that the lender use our Hyde property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hyde conveyancing lawyer to apply to be on the conveyancing panel.
I have given 8 weeks notice to my current landlord and have to vacate my rented flat in Hyde by 7/8/2025. Conveyancing for my house purchase is underway. How realistic is it to complete in six weeks as I wish to avoid having to move into short term accommodation?
Generally one should not serve notice for your lease until your lawyer suggests that you should. Assuming that you have not previously done so, speak to your solicitor and ask them to they cajole the sellers solicitors, try to an acceptable time-line that all parties will aim to achieve
My aunt informed me that in purchasing a property in Hyde there may be a number of restrictions preventing external changes to the property. Is this right?
We are aware of anumerous of properties in Hyde which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Hyde should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with TSB. I assume I don't need a Hyde conveyancer on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hyde building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Hyde conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. Who do I believe?
Provided that the solicitor is on the mortgage company panel, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
The deeds to my home can not be found. The lawyers who did the conveyancing in Hyde 4 years ago have long since closed. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your solicitor will know exactly where to find all the relevant paperwork so you can purchase or dispose of your property without a hitch. If duplicates are not available, your conveyancer may be able to put in place insurance or indemnities against future claims on the property.
I am downsizing from my property. My previous solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Hyde if that makes a difference.
Do use our search tool to help you find a solicitor for your conveyancing in Hyde. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
How much experience do your Hyde conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Hyde conveyancing lawyers help thousands of buyers move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Hyde conveyancers have worked on recent similar matters.