My Inkberrow lawyer has identified a difference between the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor has advised that he must check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action right?
Your solicitor 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.
The deeds to our house are lost. The lawyers who did the conveyancing in Inkberrow 4 years ago no longer exist. What are my next steps?
Assuming you have a registered title the information relating to your ownership will be evidenced by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, find your property and get current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I decided to have a survey carried out on a property in Inkberrow in advance of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders may not grant a mortgage on such a house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Inkberrow. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Inkberrow to see if the conveyancing will be more expensive.
Should I be suspicious about estate agents that I am dealing with are suggesting a national conveyancing firm as opposed to a local Inkberrow conveyancing practice?
As is the case with many service providers, often recommendations from relatives can be extremely useful or valuable. But there are lots of parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest solicitors to appoint. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the recommendation. You have the right to appoint your preferred conveyancer. However, bear in mind that the majority of banks specify a panel list of solicitors you must use for the lender aspect of your home move.
I own a leasehold flat in Inkberrow. Conveyancing and Barclays mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Inkberrow who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to instruct a Inkberrow conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a 2 bed flat in Inkberrow, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Inkberrow with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease terminates on 21st October 2083
With just 57 years unexpired the likely cost is going to be between £26,600 and £30,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
My offer on property in Inkberrow has been accepted, but there is a chain. The current proprietors have offered on on an apartment, however it’s not been accepted yet, and has viewings of other apartments in the pipeline. I have chosen a local conveyancing lawyer in Inkberrow. What do I do now? When should I get the mortgage application with Nottingham going with Nottingham?
It is usual to have apprehensions where there is an associated chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then valuation, Inkberrow conveyancing search fees, etc). First, you must check that your conveyancer is on the Nottingham approved list. As to the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a hot market many home buyers will apply for the mortgage with Nottingham and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with the conveyancing in Inkberrow.