My Church Stretton conveyancer has discovered a difference between the surveyor’s assumptions in the valuation report and what is in the title deeds. My solicitor has advised that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?
Your conveyancer 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.
It is is a decade since I acquired my property in Church Stretton. Conveyancing lawyers have just been instructed on the sale but I can't track down the title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they could be in the possession of the lawyers who oversaw your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Church Stretton relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
When it comes to lenders such as Bank of Ireland, do Church Stretton conveyancing practitioners have to pay a fee to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Can I be sure that the Church Stretton conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Church Stretton seeking recommendations is a good 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 advocate that you speak with the lawyer carrying out your transaction.
I am currently in the process of buying my council flat in Church Stretton. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
Are there restrictive covenants that are commonly picked up during conveyancing in Church Stretton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Church Stretton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Church Stretton is the location of the property. Can you offer any opinion?
Flying freeholds in Church Stretton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Church Stretton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Church Stretton 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 premises.
I am 14 days into a leasehold purchase having been referred to a firm by the high street agent to handle our conveyancing in Church Stretton. We are not happy. Could you you assist me in finding new lawyers?
They would need to be really bad to suggest replacing them. Has your mortgage offer been sent? If so you need to make them aware of the new contact details and have the offer are re-issued. Your new solicitor ideally should be on the lenders approved list to avoid supplemental fees and frustration. That should be your starting point. Our find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Church Stretton