My Plasmarl conveyancer has uncovered a difference between the assumptions in the home valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he must ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions 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.
Do banks and building societies provide you with an approved list of Plasmarl conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Plasmarl conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
I am the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Plasmarl. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the CML six month 'rule', which means that my property ownership will be considered the same way as though I had purchased the house in November. Do I have to wait half a year to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
After weeks of negotiation I have agreed a price on a house in Plasmarl. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £225. Soon after, the lawyer contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Plasmarl solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Plasmarl surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are selling our property in Plasmarl and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers used an internet conveyancing outfit as opposed to a conveyancing solicitor in Plasmarl. Having lived in Plasmarl for 5 years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Plasmarl I like with a park and railway links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Plasmarl for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
At long last our conveyancing in Plasmarl completes on Friday, however the owners I am buying from wants to vacate on the Saturday PM. Should I agree to this?
In situations where you require a bank loan then your conveyancing practitioner will demand that you have vacant possession on Friday - the lending institution will require it.