The St Johns conveyancing firm handling our St Johns conveyancing has spotted a difference between the assumptions in the valuation survey and what is in the title deeds. My lawyer has advised that he is duty bound to check that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach right?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions 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.
What happens if my lawyer’s firm is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in St Johns?
First, 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.
I am buying a new build apartment in St Johns. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in St Johns
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. St Johns is the location of the property. What do you suggest?
Flying freeholds in St Johns are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Johns you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Johns 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 premises.
What tools are available to locate a St Johns solicitor on the Godiva Mortgages Ltd conveyancing panel? I have a car and am happy to travel upto 10miles to meet the solicitor.
Feel free to make use of the search on this page. Please choose the lender and your location and you will see a number of St Johns conveyancing lawyers located nearest you. We have listed some St Johns conveyancing firms towards the end of this page and you can call them to verify whether they are on the Godiva Mortgages Ltd approved list
A conveyancing firm dealt with my conveyancing in St Johns half a dozen years ago having stored my registration documents but has since been shut down – how do I retreive these?
Deeds, as such, are no longer appropriate for the majority of homes in St Johns are archived electronically at Land Registry. Should you need to prove ownership or are selling or re-mortgaging your conveyancer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to email@example.com. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.