The Truro conveyancing firm handling our Truro conveyancing has identified a difference when comparing the information in the valuation survey and what is in the legal papers for the property. My solicitor has advised that he is obliged to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action correct?
Your solicitor 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.
I am assisting my aunt sell her flat in Truro. Does the solicitor commission the EPC or it is for the seller to coordinate?
Following the abolition of Home Packs, energy assessments became a required part of selling a house. An energy assessment should be commissioned prior to the property being marketed. This is not a task that lawyers normally arrange. If you are using a Truro conveyancing lawyer they might be willing to arrange EPC’s given their contacts with long established local energy assessors
My wife and I purchasing a end of terrace house in Truro. Our aim is to convert the garage to an office at the house.Will legal investigations on the property include enquiries to determine if these alterations are prohibited?
Your property lawyer will check the registered title as conveyancing in Truro can occasionally reveal restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Some works require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
After shopping around on the internet I have found a Truro solicitor having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Truro postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Truro.
My partner and I are selling our home in Truro and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing outfit rather than a conveyancing solicitor in Truro. We have lived in Truro for 5 years we know that this is a non issue. Do we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to 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 health insurance to cover that same sickness)
I am purchasing a new build house in Truro with a loan from Yorkshire Building Society. The builders refused to reduce the amount so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my lawyer about the extras as it could adversely affect my loan with the lender. Is this normal?.
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 decided to have a survey carried out on a house in Truro ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders may refuse to issue a mortgage on such a property.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Truro. Conveyancing may be slightly more expensive based on your lender's requirements.
How easy is it to change a solicitor as I need to find a Truro based one who is on the mortgage company conveyancing panel. Is it practical to instruct different lawyers?
In the event that you have not formally appointed a solicitor to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Truro that you're considering.