The Bollington conveyancing firm handling our Bollington conveyancing has discovered a discrepancy between the assumptions in the valuation survey and what is in the title deeds. My solicitor has advised that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?
Your property lawyer 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.
Do banks and building societies provide you with an approved list of Bollington conveyancing solicitors? How do you know who is on the Virgin Money conveyancing panel?
Bollington conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
The Bollington conveyancing lawyers that I recently instructed on my purchase in Bollington have suddenly shut down. I only went with them because I needed a firm on the Lloyds conveyancing panel and my family Bollington lawyer was not. I paid them £170 on account. 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 Lloyds 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 solicitors may be able to assist.
Should commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Bollington?
Many commercial conveyancing solicitors in Bollington will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Bollington. The search result provides definitive data 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 Bollington.
For each commercial conveyancing transaction in Bollington it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Bollington commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Bollington.
As co-executor for the estate of my grandfather I am selling a property in Monmouth but I am based in Bollington. My solicitor (who is 300 kilometers awayneeds me to execute a stat dec before completion. Can you recommend a conveyancing practitioner in Bollington to witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Bollington
When it comes to my conveyancing in Bollington should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Bollington conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.