Our lawyer has discovered a defect with the lease for the property we are buying in Hale Barns. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer has advised that he must check that the bank is content with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. 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 buying a flat and require a conveyancing solicitor in Hale Barns who is on the The Royal Bank of Scotland approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Hale Barns. We dont recommend any particular firm.
My bid for a property was accepted at auction in Hale Barns. Conveyancing is required. What are my next steps?
Given that you have now for all intents and purposes signed on the dotted line you will need to find a conveyancing solicitor soon as you are faced with a tight a fixed date to complete the conveyancing. Every auction property will have an associated legal set of papers. This will include evidence of title and search results. In the case of leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You should give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.
I am purchasing a property in Hale Barns. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
Given that you are obtaining a mortgage with Clydesdale your lawyer must follow the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not satisfy these provisions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Hale Barns.
We expect to receive a OIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Hale Barns solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hale Barns solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial estate in Hale Barns?
Many commercial conveyancing solicitors in Hale Barns will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Hale Barns. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hale Barns.
For every commercial conveyancing transaction in Hale Barns it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Hale Barns commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Hale Barns.
As co-executor for the will of my grandmother I am selling a house in Monmouth but live in Hale Barns. My conveyancer (based 250 miles from mehas requested that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Hale Barns who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Hale Barns based
Back In 2008, I bought a leasehold flat in Hale Barns. Conveyancing and Yorkshire Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Hale Barns who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. You do not need to instruct a Hale Barns conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a 2 bed flat in Hale Barns, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Hale Barns with over 90 years remaining are worth £195,000. The ground rent is £45 yearly. The lease ceases on 21st October 2087
With just 62 years unexpired we estimate the price of your lease extension to range between £17,100 and £19,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.