The St Nicholas conveyancing firm handling our St Nicholas conveyancing has discovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance appropriate?
Your lawyer 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 you.
Have just purchased a repossessed house at auction in St Nicholas. Conveyancing is required. What are my next steps?
Now that you are to in every practical sense signed on the dotted line you will need to choose a conveyancing practitioner as a matter of priority as you are faced with a tight a drop dead date to complete the transaction. All auction property should have a bespoke auction set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete on the on the contractual date .
When it comes to mortgage companies such as RBS, do St Nicholas property lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a St Nicholas conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
What will a local search tell me concerning the house I am buying in St Nicholas?
St Nicholas conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every St Nicholas conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications applicable to the premises (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 areas.
I am buying a new build flat in St Nicholas. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in St Nicholas
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Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
How easy is it to use the search tool to find a conveyancing lawyer in St Nicholas on the approved list for my mortgage?
First pick a mortgage company such as Accord Mortgages Ltd, The Mortgage Works or Clydesdale then specify your preferred area for instance St Nicholas. Conveyancing organisations in St Nicholas and beyond will then be shown.
In my capacity as executor for the will of my uncle I am disposing of a property in Monmouth but reside in St Nicholas. My conveyancer (who is 260 kilometers from meneeds me to sign a stat dec before completion. Could you suggest a conveyancing practitioner in St Nicholas to witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are St Nicholas based