Is the fact that my solicitor in Partington is not on my lender's conveyancing panel that there is a problem with the standard of his work?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Partington conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We have agreed to purchase a house in Partington. An unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Clydesdale your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Partington.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Partington solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on a house in Partington. My financial adviser suggested a lawyer. I paid an advanced payment of £225. A couple of days later, the solicitor called me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various internet forums that I have visited warn that are the primary cause of obstruction in Partington house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Partington.
Just bought a semi-detached house in Partington , What is the estimated time for the Land Registry to register the transfer to my name? My Partington conveyancing solicitor has been painfully slow, so I want to be sure the registration is dealt with.
As far as conveyancing in Partington is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. At present approximately 80% of submission are completed within two weeks but occasionally there can be protracted delays. Registration occurs once the purchaser is living at the premises thus 'speed' is not always top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
I opted to have a survey done on a property in Partington in advance of appointing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies will not grant a mortgage on such a property.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Partington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Partington to see if the conveyancing costs will increase in light of this.
What are the frequently found defects that you witness in leases for Partington properties?
There is nothing unique about leasehold conveyancing in Partington. Most leases are unique and drafting errors can result in certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Repairing obligations to or maintain parts of the premises Maintenance charge proportions which don’t add up to the correct percentage
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Bank of Scotland, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.
Partington Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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How is the lease structured? Best to be warned whether redecorating or some other major work is due in the near future that will be shared between the leasehold owners and will materially impact the level of the service fees or result in a one off payment. For many Partington leaseholds the cost for major works are not wrapped into the service charges, albeit that there some managing agents in Partington obliged leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.