My Leyland conveyancer has uncovered a discrepancy when comparing the information in the home valuation survey and what is in the conveyancing documents. My solicitor informs me that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach legitimate?
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.
Having sold my house in Leyland last June yet the purchaser is telephoning daily to moan that her conveyancer needs to hear from mysolicitor. What are the post completion sale legalities now that I have sold?
Following your house sale your solicitor is committed to send the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your conveyancer should also send confirmation that the mortgage has been discharged to the buyers lawyers. There are no post completion formalities specific conveyancing in Leyland.
I am buying a terrace house in Leyland. The intention is to carry out an extension to the side at the property.Will the conveyancing process include investigations to see if these works are prohibited?
Your conveyancer should check the registered title as conveyancing in Leyland will sometimes identify restrictions in the title documents which restrict categories of works or require the consent of a 3rd party. Certain works require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Are all Leyland Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved solicitors?
A selection of lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I have decided to exercise my right to buy my property in Leyland off the council. I have a mortgage agreed with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
Have purchased a a semi-detached house in Leyland , how long should it take for the Land Registry to register the transfer to my name? My Leyland conveyancing solicitor has been painfully slow, so I want to be sure that my ownership is recorded.
There is nothing unique about conveyancing in Leyland registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. At present roughly 80% of submission are completed within two weeks but some can be subject to extensive hold-ups. Registration is effected once the buyer is living at the premises so registration formalities is not usually top priority yet where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
I only have Sixty One years unexpired on my flat in Leyland. I am keen to get lease extension but my landlord is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to find the landlord. In some cases a specialist may be useful to conduct investigations and prepare a report which can be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court overseeing Leyland.
I inherited a split level flat in Leyland, conveyancing formalities finalised 5 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? Equivalent properties in Leyland with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2095
With just 74 years left to run the likely cost is going to range between £8,600 and £9,800 as well as professional fees.
The suggested premium range 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. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
I need to find a bank panel solicitor in Leyland. Can you assist?
Unfortunately it’s not apparent why you need a Leyland panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Leyland are on their panel . If you do find such a firm in Leyland not listed please direct them to our site to list. After all the cost is only one £1 a month