The Crosby conveyancing firm handling our Crosby conveyancing has spotted a difference when comparing the information in the valuation report and what is revealed within the legal papers for the property. My lawyer informs me that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action legitimate?
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.
When researching consumer advice sites for a recommended solicitor in Crosby, many post that I must look for a CQS assured lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's major banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Crosby is one of the many areas in England and Wales where there are CQS solicitors.
A colleague recommended that where I am purchasing in Crosby I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Crosby conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Crosby around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Crosby Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Crosby Education with maps and statistics, Local Amenities and other useful data regarding Crosby.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Crosby is where the house is located. Can you shed any light on this issue?
Flying freeholds in Crosby are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crosby you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crosby 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 property.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Crosby and how can you help?
The 1954 Act affords security of tenure to commercial lessees, giving them the dueness to apply to court for a new lease and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Crosby is one of the numerous areas of the UK in which our lawyers are located
We are 14 days into a leasehold purchase having been directed to a firm by the high street agent to perform conveyancing in Crosby. We are not happy. Could you help me find new lawyers?
They would have to be really bad to suggest changing them. Has the loan offer been sent? If so you need to inform them of the new solicitor and ensure the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the mortgage company panel to avoid supplemental costs and delays. That should be your starting point. The find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Crosby