The Rudry conveyancing firm handling our Rudry conveyancing has spotted a difference when comparing the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor informs me that he must check that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance right?
Your lawyer 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 both parties.
Are the BSA planning on creating a online directory to to identify firms on the Darlington Building Society conveyancing panel for instance in Rudry?
We are not aware of any plans on the part of the BSA to promote such a tool.
When it comes to lenders such as TSB, do Rudry conveyancing practitioners face a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Virgin Money. I assume I don't need a Rudry conveyancer on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being problematic. The Rudry solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on 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 know that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a property in Rudry? or Apparently there is a law dating back centuries that could mean that homeowners residing in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Rudry?
Unless a previous acquisition of the premises completed post 12 October 2013 you could expect lawyers handling conveyancing in Rudry to continue to recommend a chancel search and or chancel repair liability policy.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Rudry is where the house is located. Can you shed any light on this issue?
Flying freeholds in Rudry are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rudry you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rudry may decide 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 premises.
What does commercial conveyancing in Rudry cover?
Non domestic conveyancing in Rudry incorporates a broad range of services, offered by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.