Am I correct in assuming that the fact that my solicitor in Borrowash is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Borrowash conveyancing practice and ask them why they are no longer on the approved list for your bank.
I have given 8 weeks notice to my current landlord and have to leave my rented flat in Borrowash by 14/1/2026. Conveyancing for my house purchase is underway. Can I complete in six weeks as don't want to have to move into short term accommodation?
The normal practice is not to give notice for your tenancy unless you have exchanged. Assuming that you have not previously done so, speak to your lawyer and ask them to they chase the other solicitors, try to a target completion date that all parties will aim towards
My aunt passed away last year and as sole heir and executor I was left the property in Borrowash. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Where you plan to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
I am buying a end of terrace house in Borrowash. The intention is to an extension at the rear at the property.Will the conveyancing process include investigations to determine if these alterations were previously refused?
Your solicitor will check the deeds as conveyancing in Borrowash can sometimes identify restrictions in the title deeds which prohibit categories of alterations or need the consent of another owner. Some extensions require local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
Is there a list of RBS panel solicitors in Borrowash on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings available on the web. Where you are in need of a Borrowash lawyer on the RBS please use our tool.
We are getting a further advance on our home loan from Nottingham as we want to conduct alterations to our house in Borrowash. Are we obliged to choose a bricks and mortar Borrowash solicitor on the Nottingham conveyancing panel to deal with the legals?
Nottingham would not normally instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
My colleague recommended that if I am purchasing in Borrowash I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Borrowash conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Borrowash around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Borrowash Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Borrowash.
I'm buying my first flat in Borrowash with the aid of help to buy. The builders would not reduce the amount so I negotiated £7000 of extras instead. The estate agent told me not reveal to my lawyer about this deal as it could put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.