My Rhoose conveyancer has identified an inconsistency between the surveyor’s assumptions in the home valuation report and what is in the conveyancing documents. My lawyer has advised that he is obliged to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements 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 looking to buy a property and require a conveyancing solicitor in Rhoose who is on the Platform Home Loans Ltd approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Rhoose. We dont recommend any particular firm.
We are getting the release of further monies on our mortgage from Skipton as we intend to conduct a loft conversion to our property in Rhoose. Are we obliged to choose a high street Rhoose solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
I recently had an offer accepted on an apartment in Rhoose. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Clydesdale 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 Clydesdale 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 mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Rhoose solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 Rhoose 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.
Me and my brother own a semi-detached Edwardian property in Rhoose. Conveyancing lawyer represented me and Birmingham Midshires. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rhoose and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Rhoose is where the house is located. Can you offer any opinion?
Flying freeholds in Rhoose are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rhoose you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhoose may ascertain 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 residence.
My conveyancing in Rhoose completes this Friday, but the vendors I am buying off wishes to vacate 24 hours later at noon. Do I agree to this?
If you need a loan then your solicitor will insist that you have vacant possession on Friday - the mortgage company will demand it.