Am I correct in assuming that the fact that my solicitor in Dunnington is not identified on my lender's conveyancing panel that there is a problem with the quality of his work?
That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Dunnington conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
The Dunnington conveyancing firm handling our Dunnington conveyancing has spotted a difference when comparing the surveyor’s assumptions in the home valuation report and what is in the title deeds. My solicitor informs me that he is obliged to ensure that the bank 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 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 both parties.
We are downsizing from our home in Dunnington and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Dunnington. We have lived in Dunnington for many years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
three months have gone by following my purchase conveyancing in Dunnington concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I be wary by third parties that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Dunnington conveyancing firm?
As with lots of professional services, often input from relatives can be most helpful. Yet there are numerous players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward solicitors to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the recommendation. You are free to select your preferred lawyer. You need to be aware that many lenders specify a panel list of lawyers you are obliged to use for the lender related work in your conveyancing.
I have recently realised that I have 68 years unexpired on my lease in Dunnington. I am keen to get lease extension but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the lessor. In some cases an enquiry agent should be useful to try and locate and to produce a report which can be used as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the application to the County Court overseeing Dunnington.
Dunnington Leasehold Conveyancing - A selection of Questions you should ask before buying
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Does the lease have onerous restrictions? Be sure to investigate if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Dunnington. If you like the flatin Dunnington yet your dog can’t live with you then you will be faced hard decision. You should be aware if it is no more than eighty years it will affect the value of the property. It is worth checking with your mortgage company that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you would be required to have been the owner of the premises for a couple of years in order to be legally able to extend the lease.