I am buying a house mortgage free in Todmorden. I have been residing for the last 20 years in Todmorden. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the Todmorden conveyancing searches are at your discretion. Your solicitor will try and steer you, perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . Do consider; if you are going to dispose of the house at a future date, it could be of relevance to your prospective buyer what the searches disclose. Sometimes properties with day to day issues can still throw up adverse search results. A good conveyancing solicitor in Todmorden will provide you some sensible guidance in this regard.
I own a freehold residence in Todmorden but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Todmorden and has limited impact for conveyancing in Todmorden but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
My flat in Todmorden is up for sale and I have a purchaser. Will my lawyer need to be on the Virgin Money conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
After months of negotiation I have agreed a price on a house in Todmorden. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £175. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being difficult. The Todmorden solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I had an offer accepted on a house in Todmorden on 29/4/2026, valuation was booked five days later, all came back fine. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Wolstenholmes a few years past for my conveyancing in Todmorden. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Todmorden of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Todmorden is where the house is located. Can you shed any light on this issue?
Flying freeholds in Todmorden are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Todmorden you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Todmorden may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.