The Culcheth conveyancing firm handling our Culcheth conveyancing has spotted a discrepancy between the assumptions in the valuation survey and what is in the legal papers for the property. My solicitor has advised that he must check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s stance legitimate?
Your property lawyer 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.
Our mortgage company has suggested a law firm on their panel based in Culcheth but I would rather instruct a conveyancing lawyer in Culcheth or nearer to where I live. Can you assist?
Far from all Culcheth conveyancing solicitors are listed all lender’s conveyancing panel. Do make use of the above search tool to locate a Culcheth conveyancing firm on the on the lender panel.
There is lots of here about conveyancing in Culcheth but what is your top tip for choosing the right conveyancer in Culcheth
Do not opt for the cheapest Culcheth conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I had a mortgage agreed in principle with Lloyds. Culcheth conveyancing practitioners are selected. How long does it take for Lloyds to issue the offer to the solicitor?
Some lenders take longer than others. Have Lloyds conducted the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I was told four weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Culcheth is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
My friend suggested that if I am buying in Culcheth I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Culcheth conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Culcheth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Culcheth.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Culcheth is the location of the property. Can you offer any advice?
Flying freeholds in Culcheth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Culcheth you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Culcheth may ascertain 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.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Culcheth and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial tenants, granting the a statutory right to make a request to court for a new tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Culcheth