The Adamsdown conveyancing firm handling our Adamsdown conveyancing has uncovered a difference between the information in the home valuation survey and what is in the legal papers for the property. My lawyer says that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach right?
Your property lawyer 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.
Our bank has suggested a law firm on their panel based in Adamsdown but I would rather choose a conveyancing lawyer in Adamsdown or nearer to where I live. Can you assist?
Far from all Adamsdown conveyancing practitioners are on all lender’s conveyancing panel. Use our find an approved solicitor tool to choose a Adamsdown conveyancing solicitor on the on the bank panel.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who handled the conveyancing in Adamsdown 10 years ago no longer exist. What do I do?
Nowadays there are copies made of almost everything, and your lawyer will know precisely where to look for all the appropriate documentation so you can buy or dispose of your house without a hitch. Where copies are not available, your conveyancer can put in place insurance or indemnities protecting you against future claims on the property.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Adamsdown is the location of the property. Can you shed any light on this issue?
Flying freeholds in Adamsdown are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Adamsdown you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Adamsdown may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am four weeks into a freehold purchase having been recommend to solicitors by the selling agent to perform conveyancing in Adamsdown. I am am extremely disappointed with the quality of service. Could you help me find new lawyers?
A lawyer would need to be really poor to suggest diss instructing them. Has the loan offer been generated? In the event that it has you need to inform them of the replacement solicitor and get the loan are issued to the new lawyers. Your new solicitor ideally should be on the mortgage company panel to avoid added charges and frustration. That should be your first question of the new lawyers. The search tool should assist you in finding a bank approved conveyancer for your home move in Adamsdown
My sister purchased her house in Adamsdown in 2005. She has been married, widowed and in recent months got remarried. She now wishes to the sell the Adamsdown property. I think she will simply be asked to provide a copy of her marriage certificates to the solicitor however she is anxious it could delay the sale of the property. Should she appoint a conveyancer to update the Land Registry details for the house?
You are not required to bring up to date the register as long as you have the evidence required to demonstrate how the name change has come about.
The purchaser’s solicitor will review the title entries and require evidence by way of proof of the change of name e.g. marriage certificates.