Our Bognor Regis lawyer has discovered a difference when comparing the surveyor’s assumptions in the home valuation survey and what is revealed within the title deeds. My lawyer informs me that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions 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.
Our bank has recommended a law firm on their panel based in Bognor Regis but I would rather instruct a conveyancing lawyer in Bognor Regis local to me. Are you able to help?
Not all Bognor Regis conveyancing solicitors are on all lender’s conveyancing panel. Use our search tool to locate a Bognor Regis conveyancing firm on the on the mortgage company panel.
We were going to get a DIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Bognor Regis solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Bognor Regis solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Bognor Regis conveyancing practitioner on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
After shopping around on the internet I have found a Bognor Regis property lawyer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bognor Regis surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My company is hoping to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-move-no charges for non-domestic conveyancing in Bognor Regis for below 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Bognor Regis, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right solicitor. As for the costs these will vary based on the structure and complexity of the proposed transaction. Please provide us with your contact information or phone us so that we can provide you with a fixed commercial conveyancing calculation.
Is it best to instruct a Bognor Regis conveyancing practitioner who is local to the property I am hoping to buy? An old friend can conduct the legal work however her office is over three hundred miles away.
The primary upside of using a high street Bognor Regis conveyancing firm is that you can drop in to execute paperwork, hand in your identification documents and pester them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and in the main were happy that must outweigh using an unknown Bognor Regis conveyancing lawyer solely due to them being based in the area.
Midway through the sale of a leasehold flat in Bognor Regis. Conveyancing solicitors are doing their job but we have been asked to pay a fortune by the freeholder. So far we have forked out £275 for a leasehold management pack and then another £117.20 for responses to queries supplied by the buyers conveyancing practitioner.
You will not have any say over the level of the bill for this information however the typical costs for the information for Bognor Regis leasehold property is £360. For Bognor Regis conveyancing transactions it is standard for the vendor to pay for these costs. The freeholder or their agents are under no statutory obligation to address such questions although many will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no statute that mandates set fees for administrative tasks. Neither is there any set time limit by which they are required to supply answers.