Our Harrold lawyer has uncovered an inconsistency when comparing the assumptions in the home valuation survey and what is in the legal papers for the property. My lawyer has advised that he needs to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications 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.
I am helping my sister sell her flat in Harrold. Will the conveyancer commission an energy performance certificate or do I organise this?
After the abolition of HIPs, EPC’s was maintained a mandatory element of moving property. An energy performance certificate should be to hand in advance of the property being put on the market. It is not a task that law firms normally organise. Where you are instructing a Harrold conveyancing solicitor they may be willing to arrange energy performance certificates given their contacts with long established Harrold providers
My wife and I buying a detached bungalow in Harrold. The intention is to an extension at the rear at the property.Will the conveyancing process include checks to see if these works are prohibited?
Your solicitor will check the registered title as conveyancing in Harrold will on occasion identify restrictions in the title deeds which restrict categories of alterations or need the permission of a 3rd party. Some works require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
After shopping around on the internet I have found a Harrold solicitor having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 Harrold 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.
My wife and I purchased a renovated Edwardian house in Harrold. Conveyancing solicitor represented me and Nationwide Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harrold and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing lawyer who conducted the work.
How easy is it to transfer to a new conveyancer as I have to retain a firm on the Bank of Scotland conveyancing panel. I was using a high street conveyancing solicitor in Harrold round the corner but the firm is not approved by Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Harrold on the Bank of Scotland panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Harrold. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Harrold.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £450,000 garden flat in Harrold on Tuesday in a week. The freeholder has quoted £324 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Harrold?
Harrold conveyancing on leasehold maisonettes normally requires the purchaser’s solicitor submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions most will be content to assist. They are at liberty to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some cases it exceeds £800. The administration charge required by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration fees, otherwise the charge is technically not due. In reality one has little option but to pay whatever is demanded if you want to complete the sale of your home.
I am the registered owner of a garden flat in Harrold, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Harrold with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2087
With only 61 years left to run the likely cost is going to range between £18,100 and £20,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
Do I have to attend the offices of the mortgage company conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Harrold so that I can attend their offices if necessary.
Whereas this was necessary 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Harrold.