My partner’s sister is a conveyancing practitioner. I expect that I can be offered preferential pricing for conveyancing, However if that does not come through, what kind of costs would I typically be looking at for conveyancing in Great Wyrley?
You should contrast pricing. Do use our comparison tool on this site. The fees will be different but service levels do are distinct between law firms as is true with the vast majority of professional services.
The Great Wyrley conveyancing firm handling our Great Wyrley conveyancing has discovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My solicitor says that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
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 both parties.
It is is a decade since I bought my home in Great Wyrley. Conveyancing lawyers have recently been instructed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be kept by the lender or they may stored with the solicitor who handled your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Great Wyrley involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Have just purchased a probate house at auction in Great Wyrley. Conveyancing is needed. What is next?
Having exchanged you must retain a conveyancing lawyer quickly as you are faced with a tight a drop dead date to complete the transaction. An auction property should have an associated legal set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in order to complete on the date specified in the contract.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Great Wyrley solicitor on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
After shopping around on the internet I have found a Great Wyrley solicitor having checked that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Great Wyrley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are selling our home in Great Wyrley and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Great Wyrley conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in Great Wyrley. We have lived in Great Wyrley for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to 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 sickness)
My husband and I plan to acquire our first property in Great Wyrley. Conveyancing solicitor has been appointed. The mortgage adviser pointed out that a survey is not appropriate as the property was only constructed 16 yrs ago.
You would be best advised to commission a Home Buyer's Report. Given the premises was constructed more than a decade ago the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could suffice. They will highlight any obvious problems and recommend further investigation where relevant. If there are any indications of material issues get a full Building Survey from the beginning.