The Kendal conveyancing firm handling our Kendal conveyancing has discovered a discrepancy between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My lawyer has advised that he is duty bound to check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action legitimate?
Your lawyer 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.
There is lots of information on this site concerning conveyancing in Kendal but what is your top tip for selecting the right conveyancer in Kendal
We would encourage you not to go for the lowest Kendal conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Kendal conveyancing practitioner on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Kendal bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Kendal conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the solicitor is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
The estate agent has sent us the confirmation of our purchase of a new build flat in Kendal. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Kendal
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan.
I am looking for a flat up to £245,000 and found one close by in Kendal I like with open areas and transport links in the vicinity, however it's only got 52 years on the lease. There is not much else in Kendal in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
I have been recommended by numerous property agents in Kendal to choose a solicitor on your site. What’s the financial advantage for Estate Agents to recommend your lawyers rather than alternative conveyancing organisations?
We refuse to give any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
What can I expect to pay for conveyancing in Kendal?
The amount you are charged for conveyancing in Kendal are likely to be calculated at:
- a fixed fee; or
- on a time spent basis (i.e. the time spent on the particular case).
These days very few Kendal conveyancing solicitors charge by the clock