The Hazel Grove conveyancing firm handling our Hazel Grove conveyancing has spotted an inconsistency between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer informs me that he must check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action correct?
Your conveyancer 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 you.
My lawyer in Hazel Grove is not on the National Westminster Bank Approved Panel. Can I still retain my family solicitor notwithstanding that they are not on the National Westminster Bank approved list?
The limited options available to you here include:
- Carry on with your preferred Hazel Grove lawyers but National Westminster Bank will need to retain a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees as well as result in delays.
- Get an alternative lawyer to act in the purchase, remembering to check they are on the National Westminster Bank panel
I got the keys to my home on 13 April and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Hazel Grove said it would be dealt with inside ten days. Are properties in Hazel Grove uniquely lengthy to register?
As far as conveyancing in Hazel Grove is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can vary according to who lodges the application, whether there are errors and whether the Land registry have to notify any 3rd parties. As of today approximately 80% of such applications are fully addressed within two weeks but occasionally there can be protracted hold-ups. Historically registration is effected once the buyer has moved in to the premises so 'speed' is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Hazel Grove is the location of the property. What do you suggest?
Flying freeholds in Hazel Grove are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hazel Grove you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hazel Grove may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What advice can you give us when it comes to finding a Hazel Grove conveyancing practice to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Hazel Grove conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with several firms including non Hazel Grove conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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How experienced is the firm with lease extension legislation? If the firm is not ALEP accredited then why not?
I own a split level flat in Hazel Grove, conveyancing formalities finalised in 2010. How much will my lease extension cost? Equivalent properties in Hazel Grove with over 90 years remaining are worth £222,000. The ground rent is £50 yearly. The lease ceases on 21st October 2096
With just 71 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.
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 comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
I am due to review quotes for conveyancing in Hazel Grove from various conveyancing practitioner and appoint one. Should I instruct them to hold tight until I a suitable apartment to buy.
You should wait to request your lawyer to open a file and order searches once the offer has been agreed to on the property particularly as Hazel Grove conveyancing searches are costly.