Our Ravenglass conveyancer has uncovered a difference between the information in the valuation report and what is in the legal papers for the property. My lawyer has advised that he is duty bound to check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance appropriate?
Your conveyancer 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.
Are the Ravenglass conveyancing solicitors identified as being on the RBS conveyancing panel, together with their details provided by RBS?
Ravenglass conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
I am helping my step-mother sell her flat in Ravenglass. Does the conveyancing solicitor arrange the energy performance certificate or it is for the owner to coordinate?
After the abolition of Home Information Packs, energy performance certificates became a mandatory element of moving house. An EPC must be to hand prior to the property being placed on the market. It is not something that law firms ordinarily arrange. Where you are using a Ravenglass conveyancing practitioner they might help arrange energy assessments given their relationships with reputable Ravenglass assessors
We were going to get a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Ravenglass solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Ravenglass solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I have paid off my mortgage with Clydesdale. I assume I don't need a Ravenglass property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am purchasing my first flat in Ravenglass with a mortgage from Aldermore. The developers refused to budge the price so I negotiated 6k of additionals instead. The estate agent suggested that I not disclose to my lawyer about this deal as it could jeopardize my mortgage with Aldermore. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Ravenglass I like with open areas and transport links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Ravenglass in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign 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.
It's been ten years since I've bought a property. Searching on the web suggests that the costs range significantly. Is it possible for you to suggest a trustworthy Ravenglass property lawyer that can assist me as well as represent Lloyds?
The purpose of this site is restricted to being a directory service for lawyers who want to be listed as being on the approved conveyancing panel for Lloyds in certain locations for example Ravenglass . We dont recommend any specific property lawyer.