The Battle conveyancing firm handling our Battle conveyancing has identified a difference between the information in the home valuation survey and what is revealed within the title deeds. My solicitor informs me that he needs to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance appropriate?
Your conveyancer 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.
I happen to be the only beneficiary of my late father’s will and I have everything in my name now, including the house in Battle. The Battle property was put into my name in June. I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the property in June. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this requirement chiefly exists to pick up on the purchase and immediately sell or the flipping of property.
Are all Battle Conveyancing Quality Solicitors on the HSBC conveyancing list of approved practices?
It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
How can we tell if a Battle conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Battle obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
Will commercial conveyancing searches disclose impending roadworks that may impact a commercial site in Battle?
Many commercial conveyancing solicitors in Battle will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Battle. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Battle.
For every commercial conveyancing transaction in Battle it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Battle commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Battle.
Due to the encouragement of my in-laws I had a survey completed on a house in Battle prior to retaining solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will refuse to grant a mortgage on this type of house.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Battle. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Battle to see if the conveyancing will be more expensive.
Taking into account that I will soon part with over three hundred thousand on a terraced house in Battle I would like to talk to a solicitor about myhome move ahead of appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Battle.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Battle should be the amount on the final invoice that you end up paying.
Can you provide any top tips for leasehold conveyancing in Battle with the intention of expediting the sale process?
- Much of the delay in leasehold conveyancing in Battle can be avoided if you appoint lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the buyers’ conveyancers. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the remaining number of years is below 75 years. In the circumstances it is important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the freehold, you should make sure that you hold the original share document. Arranging a re-issued share certificate can be a lengthy process and slows down many a Battle home move. Where a duplicate share certificate is required, you should approach the company officers or managing agents (where applicable) for this as soon as possible. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over as opposed to unsettled.
I invested in buying a 1 bedroom flat in Battle, conveyancing was carried out in 1997. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Battle with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2080
You have 54 years left to run the likely cost is going to span between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.