The Townhill conveyancing firm handling our Townhill conveyancing has uncovered a difference when comparing the information in the home valuation report and what is revealed within the title deeds. My solicitor says that he needs to ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?
Your property 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.
My bid for a property was accepted at auction in Townhill. Conveyancing is required. What is next?
Given that you have now exchanged you now have to instruct a conveyancing lawyer as a matter of urgency as you will have a fast approaching deadline in which to complete the conveyancing. Every auction property will have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should hand this to the solicitor instructed by you ASAP. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
My wife and I are spending time viewing houses in Townhill and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with RBS.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Townhill off the council. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Townhill. Conveyancing is a frightening process 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 few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Townhill
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Townhill is the location of the property. Can you offer any assistance?
Flying freeholds in Townhill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Townhill you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Townhill 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 property.
I am looking for a conveyancing practitioner in Townhill for my home move. Is it possible to check a solicitor's record with the legal regulator?
Members of the public can search for presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.
Can you offer any advice when it comes to appointing a Townhill conveyancing practice to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Townhill conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Townhill conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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If the firm is not ALEP accredited then what is the reason? How familiar is the firm with lease extension legislation?
I purchased a leasehold flat in Townhill, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Townhill with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2103
With 78 years remaining on your lease the likely cost is going to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.