My Oldham conveyancer has discovered an inconsistency when comparing the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My solicitor says that he needs to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?
Your conveyancing practitioner 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.
I am purchasing a house and the solicitor has raised the issue of Chancel Repair to which the house could be obligated to pay as it falls into the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Oldham
Unless a prior acquisition of the premises took place post 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Oldham to remain recommending a chancel search and or insurance against a claim.
The deeds to my house are lost. The conveyancers who conducted the conveyancing in Oldham 4 years ago no longer exist. Will I be able to sell the house?
Assuming you have a registered title the information relating to your proprietorship will be evidenced by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, find your property and order current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
I'm purchasing a new build house in Oldham benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my conveyancer about the side-deal as it could affect my mortgage with The Mortgage Works. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to change firm as I have to choose one who is on the The Mortgage Works conveyancing panel. I instructed a high street conveyancing solicitor in Oldham round the corner but he is not approved by The Mortgage Works
We will our best to assist in finding you a conveyancing solicitor in Oldham on the The Mortgage Works panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Oldham. Using search facility on this website, you can contrast charges for conveyancing solicitors in Oldham and beyond.
What advice can you give us when it comes to finding a Oldham conveyancing practice to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Oldham conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Oldham conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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If the firm is not ALEP accredited then what is the reason? Can they put you in touch with clients in Oldham who can give a testimonial?
I acquired a basement flat in Oldham, conveyancing having been completed 9 years ago. How much will my lease extension cost? Equivalent flats in Oldham with an extended lease are worth £197,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2079
With only 55 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.