My lawyer has discovered a a problem with the lease for the apartment we are buying in Parkstone. The other side have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that he must ensure that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
I am helping my sister sell her flat in Parkstone. Will the solicitor arrange an energy performance certificate or should I organise this?
Following the demise of HIPs, energy performance certificates remained a compulsory part of selling a house. An EPC must be commissioned before the property is marketed. It is not a task that solicitors normally arrange. Where you are instructing a Parkstone conveyancing practitioner they may be able to arrange EPC’s due to their contacts with long established local assessors
Have just purchased a repossessed house at auction in Parkstone. Conveyancing is necessary. What are my next steps?
Having for in every practical sense signed on the dotted line you should find a conveyancing solicitor as a matter of priority as you now have a fast approaching a drop dead date to complete the transaction. Every auction property will have a bespoke auction set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must give this to the solicitor instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.
I'm at the point of looking at apartments in Parkstone and I am about to put in an offer. Is it advisable to have my lawyer on ‘stand by’? I will be getting a mortgage with Nottingham.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are obtaining a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
Various internet forums that I have visited warn that are the number one cause of obstruction in Parkstone house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Parkstone.
It has been 3 months since my purchase conveyancing in Parkstone completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am I best advised to go with a Parkstone conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can handle the legal work however her office is over three hundred kilometers away.
The primary upside of using a high street Parkstone conveyancing firm is that you can pop in to execute documents, present your identification documents and apply pressure on them where appropriate. Having local Parkstone know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and they were content that should surpass using an unknown Parkstone conveyancing lawyer just because they are round the corner.
How does one as executor remove a deceased person's name from the title deeds for a property in Parkstone?
Where a Parkstone property is jointly owned and one of the proprietors passes away, the name will not immediately be removed from the title deeds. You are not required to remove their name as when it comes to a sale your lawyer would just be asked to evidence why the joint proprietor is not a party to the contract, ordinarily this is in the form of the probate documents.
With a view to making the sale conveyancing simpler for the sale of the property you can arrange to have the deceased party erased from the title by applying to the land registry with evidence of the death. There is no land registry fee payable.