My Kings Norton solicitor has discovered a difference when comparing the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My solicitor has advised that he is obliged to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s course or action correct?
Your solicitor 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 remortgaging my house in Kings Norton, does my lawyer need to be on the Barclays Conveyancing panel?
There is nothing to stop you using your solicitor, but Barclays will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Will my conveyancer be raising enquiries about flooding as part of the conveyancing in Kings Norton.
The risk of flooding is if increasing concern for solicitors dealing with homes in Kings Norton. Plenty of people will acquire a house in Kings Norton, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Kings Norton. The conventional set of information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out whether the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser may commence a claim for damages stemming from an misleading answer. The purchaser’s conveyancers may also conduct an environmental report. This should disclose whether there is a recorded flood risk. If so, further inquiries should be made.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Kings Norton is the location of the property. Is there any guidance you can give?
Flying freeholds in Kings Norton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kings Norton 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 Kings Norton 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 property.
My company is wishing to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Kings Norton for below 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Kings Norton, including the sale and purchase of businesses as well as simply property. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right lawyer. Regarding the fees this will depend on the structure and terms of the deal. Please provide us with your details or phone us so that we may furnish you with comprehensive commercial conveyancing quote.
To what extent are Kings Norton conveyancing solicitors under an obligation to the Law Society to issue transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Kings Norton or or elsewhere in the country.