Our Pembroke lawyer has spotted an inconsistency between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My solicitor has advised that he must check that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?
Your conveyancing practitioner 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.
It is is a decade since I acquired my house in Pembroke. Conveyancing lawyers have recently been retained on the sale but I can't find my title deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be kept by the mortgage company or they could be archived with the solicitor who handled the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Pembroke involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
What happens if my solicitor is suspended from the TSB Conveyancing panel ahead of completing my conveyancing in Pembroke?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Pembroke is the location of the property. What do you suggest?
Flying freeholds in Pembroke are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pembroke you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pembroke 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 am using a search engine for the phrase on line conveyancing in Pembroke it shows results of many solicitorslocally. How do I determine which is the suitable conveyancing solicitor for the sale of my house?
The preferential way of finding the right conveyancer is via trusted testimonial, so ask friends and family who have bought a property in Pembroke or the respected estate agent or financial adviser. Fees for conveyancing in Pembroke vary, so it's sensible to secure at least three fee calculations from different property lawyers. Be sure to obtain confirmation what costs in the quote includes.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £225,000 maisonette in Pembroke next Tuesday. The managing agents has quoted £408 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Pembroke?
Pembroke conveyancing on leasehold maisonettes ordinarily involves fees being invoiced by freeholders :
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Addressing conveyancing due diligence enquiries
Where consent is required before sale in Pembroke
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a 1 bedroom flat in Pembroke, conveyancing having been completed February 2006. How much will my lease extension cost? Equivalent properties in Pembroke with a long lease are worth £211,000. The ground rent is £45 per annum. The lease ceases on 21st October 2091
With only 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.