The Harrold conveyancing firm handling our Harrold conveyancing has spotted a discrepancy between the information in the home valuation survey and what is in the conveyancing documents. My lawyer says that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions 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.
I am helping my niece sell her house in Harrold. Will the conveyancer commission the energy assessment or it is for me to see to?
Following the demise of Home Packs, EPC’s was retained a mandatory element of moving house. An energy performance certificate must be commissioned before the property is marketed. This is not as aspect of the sale process that lawyers normally organise. If you are instructing a Harrold conveyancing practitioner they might be willing to arrange EPC’s given their relationships with long established local energy assessors
We are buying a 3 bedroom semi in Harrold. Our aim is to an extension at the rear at the property.Will the conveyancing process include investigations to determine if these works are permitted?
Your property lawyer should check the registered title as conveyancing in Harrold can sometimes reveal restrictions in the title documents which prevent certain alterations or necessitated the consent of a 3rd party. Many additions call for local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Harrold solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
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 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 terraced Georgian property in Harrold. Conveyancing practitioner represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching property. 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 for mention of a lease. The best way to be sure that you are also the registered owner 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 buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing practitioner who conducted the purchase.
How easy is it to switch firm as I have to choose one who is on the Clydesdale conveyancing panel. I instructed a high street conveyancing solicitor in Harrold five minutes from me but he is not accepted by Clydesdale
It would be our pleasure to help you find a conveyancing solicitor in Harrold on the Clydesdale panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee 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 disposal of our £450,000 garden flat in Harrold in just under a week. The freeholder has quoted £324 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Harrold?
Harrold conveyancing on leasehold maisonettes often involves the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is not legally bound to address such questions most will be content to do so. They are at liberty to charge a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it exceeds £800. The administration charge demanded by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, without which the charge is not strictly payable. In reality you have little option but to pay whatever is demanded should you wish to sell the property.
I acquired a garden flat in Harrold, conveyancing was carried out in 2003. Can you work out an approximate cost of a lease extension? Comparable flats in Harrold with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease terminates on 21st October 2087
With only 61 years remaining on your lease we estimate the premium for your lease extension to span between £18,100 and £20,800 as well as 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 in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
Is it necessary during the course of the conveyancing process to pop into the offices of the bank conveyancing panel solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Harrold so that I can pop in to their offices if required.
Most conveyancing panel lawyers for the mortgage company undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Harrold. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.