The Bamber Bridge conveyancing firm handling our Bamber Bridge conveyancing has discovered a discrepancy when comparing the information in the valuation report and what is revealed within the title deeds. My solicitor has advised that he is duty bound to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions 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 Bamber Bridge conveyancing lawyers that I recently instructed on my purchase in Bamber Bridge have suddenly closed. I only went with them because I had to have a firm on the Clydesdale conveyancing panel and my family Bamber Bridge lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
Should our solicitor be making enquiries concerning flooding during the conveyancing in Bamber Bridge.
Flooding is a growing risk for conveyancers dealing with homes in Bamber Bridge. Some people will purchase a house in Bamber Bridge, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that can be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Bamber Bridge. The standard information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to determine whether the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the seller, then a purchaser may commence a compensation claim resulting from an misleading response. A purchaser’s lawyers will also order an environmental search. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be initiated.
I have a semi-detached Georgian house in Bamber Bridge. Conveyancing lawyer represented me and Virgin Money. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for 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 Bamber Bridge and other areas of 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 buyers. You can also question the position with your conveyancing solicitor who conducted the purchase.
My husband and I are new to the buying process - agreed a price, but the estate agent told us that the vendor will only proceed if we instruct the agent's chosen lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor used to conveyancing in Bamber Bridge
It is improbable the sellers are behind this. Should the vendor want ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to use your own,trusted Bamber Bridge conveyancing firm - rather thanthe ones that will give their negotiator at the agency a commission or hit his conveyancing figures set by head office.
I happen to be an executor of my recently deceased mother’s Will, with a house in Bamber Bridge which will be marketed. The bungalow has never been registered at the Land Registry and I'm advised that some estate agents will insist that it is in place before they will proceed. What's the procedure for this?
In the situation you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.