My Prenton conveyancer has discovered an inconsistency when comparing the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My lawyer has advised that he needs to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action appropriate?
Your property 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 both parties.
It is is a decade since I acquired my home in Prenton. Conveyancing lawyers have now been retained on the sale but I can't locate my title documents. Is this a problem?
Don’t worry too much. First there is a chance that the deeds will be with the lender or they could stored with the conveyancers who acted in your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Prenton relates to registered property but in the unlikely event that your property is unregistered it is more tricky but is resolvable.
What is the difference between a licensed conveyancer and conveyancing solicitor in Prenton
Two types of professional can carry out conveyancing in Prenton namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that required to complete the sale or purchase of property. They are both obliged to conduct Prenton conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be professionally carried out and that the requirements and procedures should be suitably followed.
Last month we had a mortgage agreed in principle with Lloyds. Prenton conveyancing practitioners were selected. How long does it take for Lloyds to send the offer to the lawyer?
Some lenders take longer than others. Have Lloyds conducted the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Prenton off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
What can a local search reveal concerning the property we're purchasing in Prenton?
Prenton conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search plays a central part in many a Prenton conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Prenton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Prenton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Prenton you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Prenton may determine 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 mum and dad are unable to locate their Prenton property on the HMLR website. They have a vague recollection back in the 70’s when they bought the bungalow there were complications regarding Prenton not being identified on some systems.
Nearly all residences in Prenton should show up. Have you attempted a search with simply the postcode. Usually it will mention all the residences within that postcode. Assuming the property is recorded it will show up with a title number. Where they bought back in the 70’s it's conceivable it may be unrecorded. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title documentation which may be with your parent’s lender.