Our Grove Park lawyer has spotted an inconsistency when comparing the information in the valuation survey and what is revealed within the title deeds. My solicitor says that he is duty bound to ensure that the bank is OK 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 you.
Should my lawyer be raising enquiries regarding flooding as part of the conveyancing in Grove Park.
Flooding is a growing risk for conveyancers conducting conveyancing in Grove Park. Some people will purchase a house in Grove Park, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a numerous searches that can be initiated by the buyer or by their lawyers which will figure out the risks in Grove Park. The standard information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to determine if the property has ever been flooded. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser may bring a claim for damages as a result of such an incorrect answer. The buyer’s solicitors should also commission an environmental report. This should disclose whether there is any known flood risk. If so, additional investigations should be carried out.
How does conveyancing in Grove Park differ for newly converted properties?
Most buyers of new build or newly converted property in Grove Park come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Grove Park tend to purchase 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 conveyancing solicitors 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 accustomed to new build conveyancing in Grove Park or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Grove Park in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will not give a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Grove Park. Conveyancing will be smoother if you use a solicitor in Grove Park especially if they are familiar with such properties in Grove Park.
As co-executor for the estate of my aunt I am selling a property in Monmouth but live in Grove Park. My lawyer (based 250 kilometers awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Grove Park who can witness this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Grove Park based
I am on look out for some leasehold conveyancing in Grove Park. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is registered - and most are in Grove Park - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
After months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Grove Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a Grove Park conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Grove Park residence is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case affected 1 flat. The unexpired term as at the valuation date was 23.26 years.