Me and my fiance are hoping to purchase a 3 bedroom flat in Ashton with a mortgage. We have a Ashton solicitor, but the bank advise he's not on their "panel". It seems we have little choice but to instruct one of the lender panel solicitors or continue with our Ashton conveyancer and pay for one of their panel lawyers to represent them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. 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 Ashton conveyancing solicitor to apply to be on the conveyancing panel.
The formalities of my remortgage has taken place for my property in Ashton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being difficult. The Ashton solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I had an offer accepted on a property in Ashton on 19/1/2026, valuation was booked 2 days after, all came back fine. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Can the lender hold off the offer?
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 Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I completed on my apartment on 14 March and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Ashton said it should be formalised inside ten days. Are transfers in Ashton particularly slow to register?
As far as conveyancing in Ashton is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and if the Land registry communicate with any 3rd parties. As of today roughly three quarters of submission are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Historically registration is effected once the new owner is living at the premises so post completion formalities is not always top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
I am looking for a flat up to £305k and identified one close by in Ashton I like with open areas and railway links nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Ashton for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the remaining unexpired lease term will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Ashton and how can you help?
The particular law that you refer to gives security of tenure to business lessees, giving them the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Ashton
Can I discover who is the owner of a property in Ashton?
As long as the property is recorded at HMLR, and you have the specifics of the location of the premises, you will be able to view results from the HMLR of the registered proprietor for a for less than a fiver.