My Stoke Poges conveyancer has discovered a discrepancy between the information in the valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he must check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance correct?
Your property 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.
Do I need to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Stoke Poges so that I can attend their offices when needed.
Nowadays conveyancing panel lawyers for lenders carry out the vast majority of work via Royal Mail, e-mail or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in the country. However you should see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Stoke Poges is where the house is located. What do you suggest?
Flying freeholds in Stoke Poges are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stoke Poges you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stoke Poges may decide 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 property.
I'm refinancing my current property to a BTL mortgage with Birmingham Midshires and intend to use the remaining equity as a deposit on a second house. The area we are interested in is Stoke Poges. Will your conveyancers be able to act for the two banks and tie in the two deals?
Make use of our search tool on this page to check that the lawyers are on the relevant lender panels. On the basis that they are the solicitor should be able to tie up the two conveyancing matters but you should talk with you conveyancer and specify your expectations and needs.
My husband and I are first time buyers - had an offer accepted, but the agent told us that the vendor will only move forward if we use the agent's recommended solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Stoke Poges
It is highly unlikely the vendors are driving this. Should the vendor desire ‘a quick sale', alienating a serious purchaser is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Stoke Poges conveyancing firm - as opposed tothose that will give the negotiator at the agency a referral fee or meet his conveyancing figures demanded by HQ.
What are your top tips when it comes to choosing a Stoke Poges conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Stoke Poges conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Stoke Poges conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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How many lease extensions have they completed in Stoke Poges in the last year? What are the costs for lease extension work?
I acquired a garden flat in Stoke Poges, conveyancing was carried out 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Stoke Poges with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2084
With 59 years unexpired the likely cost is going to span between £20,900 and £24,200 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.