The Drybrook conveyancing firm handling our Drybrook conveyancing has identified a discrepancy between the surveyor’s assumptions in the home valuation report and what is in the conveyancing documents. My lawyer informs me that he must ensure that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action appropriate?
Your solicitor 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 am thinking of mortgaging my house in Drybrook, does my lawyer need to be on the Bank of Ireland Conveyancing panel?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I have been told that property searches are the main reason for delay in Drybrook house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Drybrook.
How does conveyancing in Drybrook differ for newly converted properties?
Most buyers of new build or newly converted property in Drybrook come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Drybrook tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Drybrook or who has acted in the same development.
I opted to have a survey done on a property in Drybrook before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies tend not give a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Drybrook. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Drybrook to see if the conveyancing costs will increase in light of this.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Drybrook and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial lessees, giving them the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Drybrook is one of the hundreds of areas of the UK in which the firms we work with are located