Much to our surprise we have been advised by our lender that my Tunstall property lawyer is not on the bank Solicitor panel. What can I do to check?
The sensible course of action for you to take is to contact your Tunstall lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may recommend you to a Tunstall conveyancing practice that is on the approved list of lawyers for your bank.
Our Tunstall lawyer has identified a difference between the information in the valuation survey and what is revealed within the title deeds. My lawyer says that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action right?
Your property lawyer 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.
Do banks and building societies provide you with an approved list of Tunstall conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
Tunstall conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
I moved into my flat on 14 March and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Tunstall advises it should be recorded in a couple of weeks. Are transfers in Tunstall uniquely lengthy to register?
As far as conveyancing in Tunstall is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry communicate with any interested parties. Currently roughly 80% of submission are completed in less than three weeks but some can be subject to longer delays. Historically registration is effected once the new owner is living at the premises thus post completion formalities is not typically primary concern but where there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
I am buying a new build apartment in Tunstall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Tunstall
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
In my capacity as executor for the estate of my father I am selling a residence in Monmouth but live in Tunstall. My conveyancer (based 250 miles awayhas requested that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Tunstall who can attest this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Tunstall