The Mortlake conveyancing firm handling our Mortlake conveyancing has spotted a difference when comparing the information in the home valuation report and what is in the title deeds. My lawyer says that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action correct?
Your lawyer 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 both parties.
This question may be naive but I am unseasoned as a first time buyer of a garden flat in Mortlake. Do I collect the keys to the house on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Mortlake?
On the day of completion you do not need to go to the conveyancers office in Mortlake. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be called to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
Last month we had a mortgage agreed in principle with UBS. Mortlake conveyancing practitioners were selected. How long does it take for UBS to issue the offer to the solicitor?
There is no definitive answer here. Have UBS done the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being difficult. The Mortlake solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Mortlake?
Its becoming the norm that commercial conveyancing solicitors in Mortlake will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Mortlake. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Mortlake.
For every commercial conveyancing transaction in Mortlake it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Mortlake commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Mortlake.
I have recentlybecome aware that Stirling Law have closed. They conducted my conveyancing in Mortlake for a purchase of a freehold house 12 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mortlake conveyancing specialists.
Due to the advice of my in-laws I had a survey completed on a property in Mortlake ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further 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 Mortlake. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mortlake to see if the conveyancing will be more expensive.
What are the specific advantages to instructing a high street conveyancing practitioner in Mortlake
Plenty of house movers in Mortlake select a local property lawyer so that they can visit just in case they have concerns, and to sign paperwork without using the post.
There is a slight benefit in opting for a solicitor nearby to a premises you are buying, due to the familiarity of the locality and potential local issues - but this is debatable. Many conveyancers are now through email and may be based anywhere.