At what point will exchange of contracts occur in purchase conveyancing in Farnworth and do I need to be at the solicitors office?
If you are in close proximity to one of the conveyancing solicitors in Farnworth you are invited in to sign documents. However, the law practices we work with provide countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you electronically. The executing of the purchase agreement is not the point of no return. A signed contract is just a prerequisite for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Farnworth)to be in the office available at the end of the phone to exchange contracts.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Farnworth conveyancing practitioner on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I had an offer accepted on an apartment in Farnworth on 6/5/2025, valuation was booked 2 days later, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Are Principality entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Farnworth solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Farnworth postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Farnworth.
It has been four months following my purchase conveyancing in Farnworth completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build flat in Farnworth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Farnworth
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Please confirm the Lease plans are architect prepared.
Due to the guidance of my in-laws I had a survey completed on a property in Farnworth prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may not issue a loan on such a premises.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Farnworth. Conveyancing will be smoother if you use a solicitor in Farnworth especially if they are familiar with such properties in Farnworth.
My husband and I are 17 days into a leasehold purchase having been recommend to solicitors by the high street agent to do our conveyancing in Farnworth. I am not happy. Can you you assist me in finding new conveyancers?
They would need to be really poor to suggest diss instructing them. Has your mortgage been sent? If so you will need to make them aware of the replacement solicitor and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the lenders approved list to avoid supplemental expenses and frustration. So that should be your first question of the new lawyers. The find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Farnworth