My wife and I are hoping to buy a flat in Rushden and have appointed a Rushden conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this morning contacted us to inform me that there is now an issue as our Rushden conveyancer is not on their conveyancing panel. Is this a problem?
If you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. 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 property lawyer should contact your mortgage company 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Rushden lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
My Rushden solicitor has discovered a difference when comparing the assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I have 7378 less than 75 years unexpired on my lease and require a lease extension for my flat in Rushden. Conveyancing solicitors on the Platform panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 21/1/2025 the requirements read as follows :
Just acquired a terraced house in Rushden , how long will it take for the Land Registry to record my ownership? My Rushden conveyancing solicitor has been very slow, so I want to check the land registry aspects are addressed.
As far as conveyancing in Rushden is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. At present roughly three quarters of such applications are fully addressed within 12 days but some can be subject to extensive hold-ups. Historically registration occurs after the buyer is living at the property thus post completion formalities is not always top priority but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
Given that I will soon part with hundreds of thousands of pounds on a garden flat in Rushden I wish to have a conversation with the solicitor concerning thehome move in advance of appointing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your conveyancing in Rushden.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Rushden should be the amount on the final invoice that you end up paying.
If instructed can a conveyancer remove someone from the title of my home in Rushden ?
Extracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer