Our Bletchley conveyancer has spotted a discrepancy between the information in the valuation report and what is in the title deeds. My lawyer says that he is obliged to check that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?
Your lawyer 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.
What is your number one tip for finding a conveyancing solicitor in Bletchley
We would encourage you not to go for the lowest Bletchley conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in Bletchley. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Bletchley?
On the day of completion you will not be required to go to the conveyancers office in Bletchley. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and once they have received this, you will be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being pedantic. The Bletchley solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will our conveyancer be asking questions about flooding as part of the conveyancing in Bletchley.
Flooding is a growing risk for conveyancers dealing with homes in Bletchley. Some people will buy a house in Bletchley, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous checks that may be initiated by the buyer or by their solicitors which should figure out the risks in Bletchley. The standard information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to find out whether the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the vendor, then a purchaser could commence a legal claim for losses as a result of such an incorrect reply. A purchaser’s conveyancers may also commission an environmental search. This should higlight whether there is a recorded flood risk. If so, more detailed investigations should be made.
About to purchase a new build apartment in Bletchley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bletchley
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Bletchley is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bletchley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bletchley you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bletchley may ascertain 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 property.
I am due to consider estimates for conveyancing in Bletchley from various conveyancing practitioner and appoint one. Should I instruct them to hold tight until I a suitable flat to buy.
We would recommend that you wait to ask your property lawyer to start work and apply for searches after the sales memorandum has been sent by the estate agent especially as Bletchley conveyancing searches are a couple of hundred pounds.