The Elm Park conveyancing firm handling our Elm Park conveyancing has spotted a discrepancy when comparing the surveyor’s assumptions in the valuation survey and what is in the legal papers for the property. My solicitor has advised that he is obliged to check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?
Your property 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 both parties.
Can your site be used to recommend a Conveyancing solicitor in Elm Park even where I’m not purchasing or disposing of a house, for instance if I wish to buy a shop in Elm Park with a loan from Virgin Money?
Our search tool is mainly used to locate residential conveyancing solicitors in Elm Park but we have set out towards the bottom of this page some Elm Park commercial conveyancing firms. You will need to make contact with the solicitors directly to check if they can also act for Virgin Money
I'm the single recipient of my late father’s estate with all property in now in my sole name, including the house in Elm Park. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Most mortgage companies would take a sensible view as this obligation is principally there to capture the purchase and immediately sell or the wholesaling and assigning of properties.
My wife and I are spending time looking at flats in Elm Park and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with RBS.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are taking out a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Virgin Money. I assume I don't need a Elm Park lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who did the conveyancing in Elm Park 10 years ago are no longer around. Will I be able to sell the house?
You no longer need to have the physical deeds to establish that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Elm Park. I happened to land on a web site which seems to have the ideal solution If it is possible to get all the legals done via email that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
What advice can you give us when it comes to choosing a Elm Park conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Elm Park conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Elm Park conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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If the firm is not ALEP accredited then why not?
We have reached the end of our tether in seeking a lease extension in Elm Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Elm Park conveyancing firm who can help.
An example of a Lease Extension case for a Elm Park flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 57.5 years.