My Ulverston solicitor has spotted a discrepancy between the surveyor’s assumptions in the valuation report and what is in the conveyancing documents. My lawyer says that he must check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance appropriate?
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 wife and I are close to exchanging contracts on the sale of our house in Ulverston and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Ulverston. We have lived in Ulverston for 5 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of 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 ailment)
I am looking for a flat up to £235,500 and found one near me in Ulverston I like with a park and transport links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Ulverston in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the shortness of the lease will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
My company is looking to take over a lease of an office on a shopping parade. Can you recommend lawyers offering no-move-no charges for commercial conveyancing in Ulverston for below £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Ulverston, including the sale and purchase of businesses as well as simply property. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. As for the charges this will depend on the structure and complexity of the deal. Let us have your details or call so as to enable us to furnish you with a fixed commercial conveyancing calculation.
My brother has urged me to instruct his lawyers for conveyancing in Ulverston. Do I take his guidance?
Much as we are happy to recommend a Ulverston conveyancing lawyer the ideal way to choose a conveyancing practitioner is to get referrals from friends or relatives who have actually used the solicitor you're are thinking of instructing.
At what point do I cover the costs of stamp duty payable for my purchase in Ulverston?
The majority of conveyancing practitioners tend to fill out a stamp duty return on your behalf as part of your Ulverston purchase transaction for you to sign. On completion your property lawyer will submit the STL application to the Tax Authorities and - assuming they have the funds - discharge any land tax payable on your behalf.