My husband and I are hoping to acquire a home in Irthlingborough and are in fact using a Irthlingborough conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Alliance & Leicester have this evening contacted us to inform me that there is now an issue as our Irthlingborough lawyer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Irthlingborough solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We are due to complete buying a property in Irthlingborough but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the current proprietors of three thousand pounds taking the form of a adjustment in the price. I had intended this to be addressed as part of a side agreement however Coventry BS will not agree to this. Why were they notified?
Any conveyancer being on a Coventry BS conveyancing panel is obliged to disclose to Coventry BS of any amendments to the purchase price. If you were to refuse your lawyer to report the reduction to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new property lawyer for your conveyancing in Irthlingborough.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Irthlingborough. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?
If you intend to refinance then Lloyds will insist on your using a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
How can we tell if a Irthlingborough conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Irthlingborough getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.
I am currently in the process of buying my council flat in Irthlingborough. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I had an offer accepted on an apartment in Irthlingborough on 2/6/2025, valuation was booked five days later, received a clean bill of health. Property lawyer 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. Can the lender hold off the offer?
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.
My relative suggested that if I am buying in Irthlingborough 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 sometimes included in the estimate for your Irthlingborough conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Irthlingborough around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Irthlingborough Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Irthlingborough Education with maps and statistics, Local Amenities and other useful information about Irthlingborough.
I have justfound out that Stirling Law have closed. They conducted my conveyancing in Irthlingborough for a purchase of a freehold house 12 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Irthlingborough conveyancing specialists.