Is the fact that my solicitor in Thornton is not on my bank's conveyancing panel that there is a problem with the standard of his work?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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. If you are concerned you should contact the Thornton conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We were just about to exchange contracts for a property in Thornton. We encountered a snag. Our loan offer with Norwich and Peterborough Building Society runs out on 3/2/2026 but the vendors are insisting on a completion date of 5/2/2026. Is it possible to prolong the loan offer?
The person best placed to deal with your concern is your solicitors who will hopefully determine whether they should be discussing with the mortgage broker, seller’s conveyancers, property agents or indeed all three based on what has gone on in your transaction to date.
I can see plenty of information on this site concerning conveyancing in Thornton but what is your top tip for finding the right conveyancer in Thornton
Do not opt for the lowest Thornton conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have a mortgage with Coventry BS for my property in Thornton. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval prior to letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Thornton bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Thornton conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Just bought a detached house in Thornton , how long will it take for the Land Registry to record my ownership? My Thornton conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.
As far as conveyancing in Thornton registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. As of today approximately 80% of such applications are completed within 12 days but some can be subject to longer delays. Historically registration occurs once the purchaser is living at the premises so registration formalities is not typically top priority but where 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 an expedited registration.
How does the Landlord & Tenant Act 1954 affect my business offices in Thornton and how can you help?
The particular law that you refer to provides a safeguard to business tenants, giving them the right to make a request to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Thornton is one of the numerous areas of the UK in which our lawyers are located
My husband and I are new to the buying process - agreed a price, yet the estate agent advised that the vendor will only move forward if we instruct the agent's preferred conveyancers as they want a ‘quick sale’. We would rather use a local solicitor used to conveyancing in Thornton
We suspect that the owner is unaware of this demand. If they require ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Thornton conveyancing solicitors - as opposed tothe ones that will earn the negotiator at the agency a commission or achieve conveyancing figures pre-set by head office.