The Hyde conveyancing firm handling our Hyde conveyancing has identified an inconsistency between the assumptions in the home valuation survey and what is in the title deeds. My lawyer has advised that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions 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.
We note that you have a search directory identifying firms on the Co-operative conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Hyde?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hyde.
Are there restrictive covenants that are commonly picked up during conveyancing in Hyde?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hyde. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to instruct a conveyancing solicitor in Hyde for my house move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
You may see published Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.
I am a negotiator for a long established estate agent office in Hyde where we see a few leasehold sales put at risk due to leases having less than 80 years remaining. I have received inconsistent advice from local Hyde conveyancing firms. Please can you clarify whether the seller of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Hyde - Examples of Queries Prior to buying
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Is there a share of the freehold? This question is important as a) areas can result in problems for the block as the common areas may start to deteriorate where services remain unpaid b) if the tenants have an issue with the running of the building you will need to have all the details What is the service charge and ground rent on the flat?
I have just appointed agents to market my ground floor flat in Hyde.Conveyancing solicitors are to be appointed soon however I have recently received a quarterly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual given that all rents and maintenance invoices should be allottedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially