My Bardsley conveyancer has spotted a discrepancy when comparing the information in the home valuation report and what is in the conveyancing documents. My solicitor says that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s approach appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements 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.
Do banks and building societies provide you with an approved list of Bardsley conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
Bardsley conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Bardsley. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Where you intend to refinance then Coventry BS will insist on your using a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Bardsley is the location of the property. Can you offer any guidance?
Flying freeholds in Bardsley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bardsley you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bardsley 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 residence.
Back In 2006, I bought a leasehold flat in Bardsley. Conveyancing and Barclays Direct mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Bardsley who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Bardsley conveyancing solicitor 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.
Bardsley Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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Please note that where the lease has fewer than eighty years it will have adverse implications on the value of the flat. It is worth checking with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will most likely require a lease extension at some point and it is worth discovering what this would cost. For most Bardsleylease extensions you will be required to have been the owner of the residence for two years before you are eligible to carry out a lease extension. On the whole the cost for major works tend not to be wrapped into the service charges, albeit that a few managing agents in Bardsley obliged leaseholders to pay into a reserve fund created for the specific intention of building a fund for major repairs or maintenance.
What do I do if I am dissatisfied with the conveyancing practitioner who handled my conveyancing in Bardsley?
We live in an imperfect world, and is is a fact of life that occasionally things do go wrong. However there is recourse if you were dissatisfied with your conveyancing in Bardsley. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If you remain unhappy you may consider enlisting the help of the Legal Ombudsman.