My Sipson lawyer has discovered a difference between the surveyor’s assumptions in the valuation report and what is in the title deeds. My solicitor says that he must ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach correct?
Your lawyer 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.
How do I check that the solicitor conducting my conveyancing in Sipson is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus paying £192.00 in additional conveyancing charges.
Feel free to make the most of the find a conveyancing panel solicitor tool on this web page. Please choose the mortgage company and type ‘Sipson’ or your preferred area and you will be presented with numerous solicitors based in Sipson or near you.
We are purchasing a apartment in Sipson. It might be a silly question but how we can trust a solicitor? On the day of competition we have to send funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had selected conveyancing lawyers locally in Sipson on the Nationwide solicitor panel. They are now charging me a separate fee for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Nationwide but by your Sipson solicitor. Some firms on the Nationwide panel will charge ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
After much negotiation I have agreed a price on an apartment in Sipson. My financial adviser suggested a solicitor. I paid an advanced payment of £150. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I have a 4 bedroom Edwardian property in Sipson. Conveyancing practitioner represented me and Bank of Ireland. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Bank of Ireland to clarify?
You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sipson 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 buyers. You can also question the position with the conveyancing lawyer who conducted the work.
I am purchasing my first flat in Sipson with a loan from Barclays . The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it could impact my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
In what way does the Landlord & Tenant Act 1954 affect my business property in Sipson and how can your lawyers assist?
The 1954 Act affords a safeguard to commercial lessees, giving them the right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Sipson is one of our numerous locations in which our lawyers are based