Our Limehouse conveyancer has discovered a discrepancy when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the legal papers for the property. My solicitor says that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance right?
Your solicitor 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.
Why do I have to pay up front when it comes to conveyancing in Limehouse?
Where you are retaining lawyers for conveyancing in Limehouse your solicitor will request that you put them with monies to cover the search fees. Ordinarily this is requested to cover the fees of the Local Authority Search. If any deposit is payable against the purchase price then this will be needed shortly ahead of exchange of contracts. The final balance that is needed should be sent to your lawyer a couple of days prior to the day of completion.
We just had an offer accepted to purchase with Melton Mowbray Building Society. We have called around locally yet am unable to find a Limehouse conveyancing firm on the Melton Mowbray Building Society panel. Please you help?
You should make the most of the search tool on this page. Pick the mortgage company and type Limehouse or your preferred area and you will discover numerous conveyancers offices in Limehouse or nearest you.
Is it the case that all Limehouse conveyancing solicitors on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
We had instructed conveyancing lawyers locally in Limehouse on the Co-operative solicitor panel. They are now charging me an additional charge for the legal aspects of the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not dictated by Co-operative but by your Limehouse conveyancing practitioner. Plenty of firms on the Co-operative panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I have paid off my mortgage with Nationwide. I assume I don't need a Limehouse conveyancing practitioner on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Am I better off to choose a Limehouse conveyancing practitioner who is local to the property I am buying? We have a good friend who can handle the conveyancing however her office is 200miles drive away.
The benefit of a high street Limehouse conveyancing firm is that you can attend the office to sign paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local insight which is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were happy that must outweigh using an unknown Limehouse conveyancing solicitor just because they are Limehouse based.
Back In 2009, I bought a leasehold house in Limehouse. Conveyancing and Nottingham Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Limehouse who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to instruct a Limehouse conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have given up trying to reach an agreement for a lease extension in Limehouse. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We are happy to put you in touch with a Limehouse conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Limehouse premises is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.