Me and my fiance are purchasing a 1 bedroom apartment in Valley with a mortgage. We have a Valley lawyer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Valley lawyer and pay for one of their panel ones to represent them. We feel that this is unjust; are we not able to require that the lender use our Valley property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Valley conveyancing solicitor to apply to be on the conveyancing panel.
I own a 4 bedroom Victorian property in Valley. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read 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 Valley and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who conducted the conveyancing.
I am downsizing from my property. My former conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Valley if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Valley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
As co-executor for the estate of my aunt I am disposing of a property in Swansea but live in Valley. My conveyancer (based 260 kilometers awayhas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing solicitor in Valley to attest this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are based in Valley
What are your top tips when it comes to choosing a Valley conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Valley conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Valley conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
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Can they put you in touch with clients in Valley who can give a testimonial? If they are not ALEP accredited then what is the reason?
I own a garden flat in Valley, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Valley with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease ends on 21st October 2092
With just 66 years unexpired we estimate the premium for your lease extension to span between £11,400 and £13,200 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
We are in the process of buying a property in Valley. Conveyancing is not over but we wish to have the amount we are are buying for private from sites such as Zoopla. what can I do to ensure this is not disclosed?
The Land Registry by statute are obliged to reveal price paid information on a register of the title for residential properties countrywide which includes homes in Valley. The register of title is a public document, so the Land Registry would be breaching their statutory obligations if they did not grant access to the register.
In essence you can make a request of HM Land Registry to hide the amount paid data but the response will be in the negative.