Much to our surprise we have been advised by our estate agent that my Swinton solicitor is not on the bank Solicitor panel. How can I be sure whether this is correct?

Your first step should be to contact your Swinton conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Swinton conveyancing firm that is on the conveyancing panel for your mortgage company.

My conveyancer has uncovered a defect with the lease for the property we are buying in Swinton. The seller’s lawyers have suggested title insurance as a workaround. We are happy with insurance and will cover the costs. Our property lawyer has advised that he must check that the bank is happy with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

Do I need to visit the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Swinton so that I can pop in to their offices if necessary.

Whereas this was necessary ten years ago, almost all lenders no longer need their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to supply ID documents and there are still distinct advantages to instructing a local solicitor, in your case a conveyancing solicitor in Swinton.

I purchased my apartment on 8 June and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Swinton advises it would be formalised inside ten days. Are titles in Swinton particularly slow to register?

As far as conveyancing in Swinton is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. At present roughly 80% of submission are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration occurs after the purchaser has moved in to the premises thus an expedited registration is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.

The estate agent has sent us the confirmation of our purchase of a new build flat in Swinton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Swinton

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?