My mortgage broker requires my Royton solicitor’s panel reference for the Lloyds conveyancing panel. Can you suggest how I discover this. I have contacted my local Royton office but they have not responded to me.

The sensible thing to do is ask for this information from your Royton conveyancer . They should have a central record lender panel numbers.

Have completed on a a detached house in Royton , how long should it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Royton conveyancing solicitor has been very slow, so I want to be certain the registration is concluded.

As far as conveyancing in Royton is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can vary according to the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. At present in the region of 80% of submission are fully addressed within 12 days but occasionally there can be protracted hold-ups. Historically registration is effected after the new owner has moved in to the premises thus an expedited registration is not usually top priority yet if there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.

What does commercial conveyancing in Royton cover?

Non domestic conveyancing in Royton covers a wide range of guidance, supplied by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

Back In 2000, I bought a leasehold house in Royton. Conveyancing and Platform Home Loans Ltd mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Royton who previously acted has long since retired. Any advice?

The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Royton conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Royton Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

The answer will be important as a) areas could cause problems in the block as the communal areas may start to deteriorate if repairs are not paid for b) if the leasehold owners have a dispute with the managing agents you will need to have full disclosure It would be sensible to discover as much as you can regarding the company managing the block as they can either make life much easier or uncomfortable. As the owner of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to day to day issues like the cleanliness of the common parts. You should not be afraid to ask other tenants what they think of them. Finally, find out the dates that you are obliged pay the maintenance charge to the managing agents and specifically what you get for your money.

My husband and I are buying a garden flat in Royton. When we first instructed conveyancer, they assured us that they were on all major UK bank panels. Our mortgage broker contacted us just now to advise that they don't seem to be on the Yorkshire BS approved list. If it turns out to be true, what should we do? Do we simply pick a different property lawyer that is on their approved list or should we pay for separate representation, with Yorkshire BS selecting their own preferred solicitor.

If you are purchasing a property needing a mortgage it is usual for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to fulfill. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact Yorkshire BS to find out 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 Yorkshire BS's conveyancing panel as you are at liberty to use your preferred Royton lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another property lawyer into the equation.