Our Witham conveyancer has identified an inconsistency when comparing the surveyor’s assumptions in the valuation report and what is in the conveyancing documents. My solicitor says that he is duty bound to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?
Your conveyancing practitioner 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 you.
We are planning to move home in March. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you recommend a removal company in Witham. Conveyancing firm was found prior to coming across your page.
On the afternoon of completion you will need to pick up the keys from the property agent however this should only take place after the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should inform the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Witham or a solicitor that specialises in conveyancing in Witham.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Witham conveyancing practitioner on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Witham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Witham I like with a park and station in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Witham for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
My business partner and I are planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Witham for less than 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Witham, including the sale and acquisition of businesses as well as simply property. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. As for the charges this will depend on the structure and nuances of the deal. Please provide us with your contact information or call us so that we can supply you with a fixed commercial conveyancing calculation.
I am using a search engine for the phrase conveyancing in Witham it shows results of numerous conveyancerslocally. How do I determine which is the right conveyancing solicitor for the sale of my house?
The ideal way of choosing the right conveyancer is via trusted referral, so seek the counsel of friends and family who have acquired a property in Witham or a local estate agent or financial adviser. Fees for conveyancing in Witham differ, so it's advisable to obtain at least four fee estimates from different law firms. Make sure that you clarify what costs in the quote includes.
I previously told by my lender that their approved solicitors work on no completion no fee basis for conveyancing in Witham. I had a purchase abort nevertheless the lawyers want search fees! They are claiming that the fees are independent!
Witham conveyancing search fees are separate expenses not legal costs as these are due to a third party.