My Alresford solicitor has identified a discrepancy between the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My solicitor informs me that he must ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications 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 note that you have a post code search directory identifying firms on the Coventry BS conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Alresford?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Alresford.
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a two bedroom flat in Alresford. Do I collect the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Alresford?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you will be called to pick up the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
We are getting a further advance on our mortgage from Co-operative as we intend to carry out renovations to our house in Alresford. Are we obliged to select a nearby Alresford solicitor on the Co-operative conveyancing panel to handle the legals?
Co-operative don't usually appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.
I have finally had an offer on a flat in Alresford accepted, the vendors do however have a tied purchase. The owners have offered on somewhere, however it’s not yet agreed to, and are looking at other flats booked. I have instructed a high street conveyancing solicitor in Alresford. What do I do now? At what point do I apply for the mortgage with Skipton?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then valuation, Alresford conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the Skipton approved list. Concerning the subsequent phase this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. In a buoyant market the majority of home buyers will apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to press on with the conveyancing in Alresford.
Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial property in Alresford?
Many commercial conveyancing solicitors in Alresford will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Alresford. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Alresford.
For each commercial conveyancing transaction in Alresford it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Alresford commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Alresford.
I have a renovated Victorian property in Alresford. Conveyancing lawyer acted for me and Nationwide Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Alresford 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 lenders. You can also question the position with your conveyancing lawyer who conducted the conveyancing.
What are your top tips when it comes to finding a Alresford conveyancing firm to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Alresford conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Alresford conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
If they are not ALEP accredited then what is the reason? What volume of lease extensions has the firm completed in Alresford in the last twenty four months?
I acquired a ground floor flat in Alresford, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Alresford with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2100
With just 79 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 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 the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.