The Ketton conveyancing firm handling our Ketton conveyancing has identified a difference between the surveyor’s assumptions in the valuation report and what is in the conveyancing documents. My solicitor has advised that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance legitimate?
Your conveyancer 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 you.
My bid for a property was accepted at auction in Ketton. Conveyancing is required. What is next?
Now that you have for all intents and purposes signed on the dotted line you must appoint a conveyancing lawyer quickly as you are facing a tight a fixed date to complete the purchase. All auction property should have an associated auction set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should give this to the conveyancer working for you at the earliest opportunity. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
My wife and I are at the point of looking at houses in Ketton and I am now considering a potential offer. Is it best to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Barclays.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are seeking a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
After months of negotiation I have agreed a price on an apartment in Ketton. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £225. Soon after, the lawyer called me embarrassingly acknowledging that they were not on the Nottingham 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 Nottingham 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 need some quick conveyancing in Ketton as I am faced with a deadline to exchange contracts inside 2 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at liberty not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Ketton the following are examples of issues that can be revealed and adversely impact market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Ketton is where the house is located. Can you offer any advice?
Flying freeholds in Ketton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ketton you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ketton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm remortgaging my primary house to a BTL loan with National Westminster Bank and intend to use the remaining equity as a down payment on a second house. The area we are interested in is Ketton. Will your lawyers be able to act for both sets of lenders and link together the two deals?
Do use our search tool on this site to check that the conveyancers are approved by both banks. On the basis that they are your solicitor will be able to tie up the two deals but you should have a chat with you solicitor and make apparent your desired outcome and requirements.
I want to rent out my leasehold apartment in Ketton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
A lease governs the relationship between the landlord and you the flat owner; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Ketton do not contain strict prohibition on subletting – such a provision would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
I inherited a 1 bedroom flat in Ketton, conveyancing was carried out in 2011. Can you work out an approximate cost of a lease extension? Comparable properties in Ketton with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2080
With just 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.