Can you vouch for a Skipton Building Society sanctioned Valley conveyancing practice who can have us moved in within two weeks? Am I best advised to unstruct a local Valley solicitor or an internet conveyancer?
We would be happy to suggest some excellent Valley conveyancing firms. Another option is to visit the main road in Valley. Approach two or three law practices and request to see a conveyancing solicitor for a fee estimate. Discuss your time frames together with the reasons and ask for an assurance on speed. Appoint the one that appears most efficient.
When can the exchange of contracts take place for residential conveyancing in Valley and do I need to attend the solicitors office?
If you are in close proximity to one of the conveyancing solicitors in Valley you are welcome to come in to sign documents. That being said, the law practices we recommend supply countrywide coverage for conveyancing and give just as detailed and professional a job for you when communicating with you electronically. The signing of the sale agreement is not when everything is set in stone. A signed contract simply enables the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Valley)to be in the office available at the end of the phone to exchange contracts.
My wife and I are buying a house in Valley. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I can not work out if my lender requires a lease extension. I have telephoned my Valley building society branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Valley conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the solicitor is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Valley solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My partner has recommend that I use his lawyers for conveyancing in Valley. Do I follow his advice?
There are no two ways about it it’s preferable to find a conveyancing lawyer is to have referrals from friends or family who have actually used the firm you're considering.
My wife and I purchased a leasehold flat in Valley. Conveyancing and Barnsley Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Valley who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Valley conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a split level flat in Valley, conveyancing formalities finalised December 2010. Can you work out an approximate cost of a lease extension? Comparable flats in Valley with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2089
With only 64 years left to run the likely cost is going to be between £15,200 and £17,600 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
What do I do if I am unhappy with the conveyancer who conducted my conveyancing in Valley?
We live in an imperfect world, and unfortunately occasionally matters do not go as planned. However there is recourse if you were dissatisfied with your conveyancing in Valley. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.