Our Otley lawyer has spotted a discrepancy when comparing the assumptions in the home valuation survey and what is in the title deeds. My lawyer says that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action legitimate?
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.
As I am unsure how the conveyancing process works what is the most important advice you can give me about purchase conveyancing in Otley?
You may not hear this from too many lawyers but conveyancing in Otley and elsewhere in Leeds is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of room for friction between you and other parties involved in the transaction. For example, the seller, estate agent and sometimes the lender. Choosing a lawyer for your conveyancing in Otley should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the process whose interest is to protect your legal interests and to protect you.
Every so often a third party with a vested interest may attempt to persuade you that you should follow their advice. As an example, the estate agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your financial adviser may tell you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are due to move home in February. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Otley. Conveyancing firm was organised before I stumbled across this page.
On the afternoon of completion you can pick up the house keys from the property agent however this should only take place once the sellers solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. You can inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you choose a residential property solicitor in Otley or a solicitor that specialises in conveyancing in Otley.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Otley lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being a right pain. The Otley solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Otley for a purchase of a leasehold flat 18 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Otley conveyancing specialists.
My husband and I are a fortnight into a leasehold purchase having been directed to a firm by the selling agent to execute conveyancing in Otley. We are not happy. Could you you assist me in finding new solicitors?
A solicitor would have to be really poor to suggest changing them. Has your mortgage offer been generated? In the event that it has you need to advise them of the replacement conveyancer and have the mortgage documents are re-issued. The solicitor ideally should be on the lenders approved list to avoid escalating charges and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool will assist you in finding a lender approved conveyancer for your conveyancing in Otley
I am in need of some leasehold conveyancing in Otley. Before diving in I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Otley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a 1st floor flat in Otley, conveyancing having been completed in 1996. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Otley with a long lease are worth £265,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2100
With only 75 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.