Am I correct in assuming that the fact that my conveyancer in Locksbottom is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. Where you are concerned you should contact the Locksbottom conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Locksbottom. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 6/10/2025, the requirements read as follows :
is it true that all Locksbottom conveyancing solicitors on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
We are getting a further advance on our home loan from Nottingham as we want to carry out a loft conversion to our property in Locksbottom. Do we need to select a high street Locksbottom solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
Completion of my remortgage has taken place for my property in Locksbottom. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I bought my flat on 3 March and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Locksbottom said it will be registered inside ten days. Are transfers in Locksbottom particularly slow to register?
As far as conveyancing in Locksbottom is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can vary subject to the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. Currently in the region of 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs after the buyer is living at the premises so post completion formalities is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
Am I right to be wary about brokers that I am dealing with are suggesting a national conveyancing firm rather than a local Locksbottom conveyancing practice?
As with lots of service providers, often suggestions from connections can be worth their weight in gold. Yet there are many people with a vested interest in a conveyancing matter; estate agents, financial adviser and mortgage companies may suggest conveyancers to instruct. On occasion the conveyancers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the right to choose your preferred conveyancer. Don't forget that the majority of banks specify a panel list of conveyancers you have to use for the mortgage aspect of your conveyancing.
I've recently bought a leasehold flat in Locksbottom. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
My wife and I have hit a brick wall in negotiating a lease extension in Locksbottom. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Locksbottom conveyancing firm who can help.
An example of a Lease Extension case for a Locksbottom residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.