The Southport conveyancing firm handling our Southport conveyancing has uncovered a discrepancy when comparing the information in the valuation survey and what is revealed within the conveyancing documents. My solicitor has advised that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions 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.
We are buying a property and require a conveyancing solicitor in Southport who is on the UBS conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Southport.
My wife and I purchasing a detached bungalow in Southport. The intention is to convert the garage to an office at the house.Will legal conveyancing on the property involve checks to determine if these works were previously refused?
Your solicitor should check the registered title as conveyancing in Southport can on occasion identify restrictions in the title deeds which prevent categories of works or require the permission of a 3rd party. Many additions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Can you help - my lawyer advises that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Southport?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
We expect to receive a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Southport solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Southport solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I require quick conveyancing in Southport as I am under a deadline to complete in less than 4 weeks. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at liberty not to do searches although no law firm would suggest that you don't. With lots of history conveyancing in Southport the following are instances of issues that can show up and adversely affect future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Road Schemes,...
I purchased a renovated Victorian property in Southport. Conveyancing lawyer acted for me and Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Southport and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
Is it true that a Southport conveyancing solicitor got sued by a client for not carrying out the right conveyancing investigations?
We are not aware of such a Southport conveyancing claim but it has been reported that, a couple purchasing a property in Cumbria successfully won a case against their conveyancer as a consequence of development plans to construct a wind farm not being identified in conveyancing searches.
If you are buying in Southport It is critical that your lawyer conduct all Southport conveyancing searches required to ensure you have accurate and up to date information ahead of acquiring a property.