The Rochdale conveyancing firm handling our Rochdale conveyancing has spotted a difference between the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer says that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach right?
Your solicitor 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 you.
My Solicitor in Rochdale is not on the Barclays Direct Conveyancing Panel. Can I still retain my family solicitor even though they are not on the Barclays Direct approved list?
The limited options available to you here include:
- Complete the purchase with your existing Rochdale solicitors but Barclays Direct will need to instruct a solicitor on their panel. This will inevitably rack up the total conveyancing fees and cause frustration.
- Choose an alternative lawyer to act in the conveyancing, not forgetting to check they are Convince your conveyancer to use their best endeavours to join the Barclays Direct conveyancing panel
We are selling our house in Rochdale and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Rochdale. Having lived in Rochdale for three years we know of no issue. Should we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Me and my brother purchased a renovated Georgian house in Rochdale. Conveyancing practitioner represented me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rochdale and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who carried out the work.
I'm buying a new build house in Rochdale with a loan from Coventry Building Society. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about this extras as it would impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am hoping to sign contracts shortly on a studio apartment in Rochdale. Conveyancing lawyers inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Rochdale should include some of the following:
Whether the lease restricts you from renting out the flat, or working from home Repair and maintenance of the flat You should know whether the lease permits you to change or improve anything in the flat- you should know whether any restrictions relates to all alterations or just structural alteration, and whether consent is mandated necessary Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Are pets allowed in the flat?
I acquired a basement flat in Rochdale, conveyancing having been completed 5 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Rochdale with over 90 years remaining are worth £170,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2100
With 79 years left to run we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.