The Howden conveyancing firm handling our Howden conveyancing has uncovered a difference between the assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor has advised that he is duty bound to check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements 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.
Finally the sale completed on my house in Howden last February but our buyer keeps telephoning me to say his conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?
Following your house sale your lawyer should send the transfer deeds and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer must also confirm that the home loan has been discharged to the purchasers solicitors. There is unlikely to be post completion steps peculiar conveyancing in Howden.
I need some quick conveyancing in Howden as I am faced with a deadline to complete inside one month. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are not obtaining a mortgage you are at free not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Howden the following are instances of what can show up and therefore impact future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Unadopted Roads,...
I'm purchasing my first flat in Howden benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not inform my solicitor about this deal as it would affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a house in Howden before appointing conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some lenders tend refuse to issue a mortgage on such a property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Howden. Conveyancing may be slightly more expensive based on your lender's requirements.
I own a leasehold flat in Howden. Conveyancing and Clydesdale mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Howden who acted for me is not around. Any advice?
First make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Howden conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I invested in buying a split level flat in Howden, conveyancing was carried out 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Howden with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced annually. The lease ceases on 21st October 2082
With 61 years unexpired the likely cost is going to be between £19,000 and £22,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.