Me and my partner are purchasing a 3 bedroom flat in Brixworth with a mortgage. We like our Brixworth solicitor, but the lender advise he's not on their "panel". It appears that we have little option but to select one of the mortgage company panel firms or continue with our Brixworth conveyancer and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Brixworth conveyancing lawyer to apply to be on the conveyancing panel.
We are a couple about to exchange contracts for a property in Brixworth. We encountered a snag. The mortgage offer with Britannia runs out on 11/7/2025 but the owners are insisting on a completion date of 15/7/2025. Is it possible to prolong the mortgage offer?
The person best placed to deal with your issue is your conveyancer who will determine if he or she is corresponding with the mortgage company, owner’s conveyancers, property agents or indeed all parties based on the history of your house move as of today.
Can you clarify what the consequences are if my solicitor is suspended from the Skipton Solicitor panel ahead of completing my conveyancing in Brixworth?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Have purchased a a semi-detached house in Brixworth , how long will it take for the Land Registry to register my title? My Brixworth conveyancing solicitor works at snail pace, so I want to be sure that my ownership is recorded.
There is nothing unique about conveyancing in Brixworth registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether there are errors and whether the Land registry have to notify any interested parties. As of today approximately 80% of submission are completed within 12 days but some can be subject to extensive delays. Registration occurs after the purchaser is living at the premises therefore an expedited registration is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
How straightforward is it to use your search facility to select a conveyancing solicitor in Brixworth on the panel for my bank?
First select a mortgage company such as Lloyds TSB Bank, Virgin Money or Britannia then choose your preferred area for instance Brixworth. Conveyancing firms in Brixworth and further afield will then be shown.
I am in need of some leasehold conveyancing in Brixworth. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in Brixworth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Brixworth Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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Please inform me if there are any major works in the near future that will likely increase the service fees? Best to be warned whether window replacement or some other significant cost is anticipated that will be shared by the leasehold owners and will materially impact the level of the maintenance fees or require a specific payment. Does the lease include onerous restrictions?