My Haverhill lawyer has uncovered an inconsistency when comparing the assumptions in the valuation report and what is in the legal papers for the property. My solicitor has advised that he is obliged to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach appropriate?
Your conveyancing practitioner 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.
It is a dozen years since I acquired my home in Haverhill. Conveyancing lawyers have recently been retained on the sale but I can't track down my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be retained by the mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Haverhill relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
My brother-in-law has suggested I instruct a conveyancing solicitor in Haverhill. I I would like to check whether they are on the Virgin Money conveyancing panel. Could you help?
The first thing you should do is call your solicitor and ask them whether they are on the lender panel. Alternatively please get in touch with Virgin Money who may be able to confirm.
When it comes to lenders such as Nationwide, do Haverhill solicitors have to pay an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I recently had an offer accepted on a house in Haverhill. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £175. Soon after, the lawyer called me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being problematic. The Haverhill solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I am buying a new build apartment in Haverhill. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Haverhill
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared.
I have been advised by a number of estate agents in Haverhill to choose a solicitor on your site. What’s the financial upside for Estate Agents to offer your services over and above another?
We refuse to make any referral fee for sending work our way. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.