My Vauxhall solicitor has spotted an inconsistency when comparing the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My solicitor has advised that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s stance legitimate?
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.
My lawyer in Vauxhall is not listed on the Bank of Scotland Conveyancing Panel. Is it possible for me to retain my family solicitor even though they are not on the Bank of Scotland list of approved lawyers?
The limited options open to you here include:
- Carry on with your preferred Vauxhall lawyers but Bank of Scotland will need to instruct a lawyer on their panel. This will inevitably rack up the total conveyancing charges and result in delays.
- Get a new solicitor to act in the conveyancing, remembering to check they are Convince your lawyer to use their best endeavours to join the Bank of Scotland conveyancing panel
A relative advised me that if I am buying in Vauxhall I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Vauxhall conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Vauxhall around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Vauxhall Education with plans and statistics, Local Amenities and other useful information about Vauxhall.
I am 17 days into a leasehold purchase having been directed to solicitors by the selling agent to do our conveyancing in Vauxhall. I am am starting to be disappointed with the quality of service. Could you help me find new conveyancers?
They would need to be really bad in order to consider changing them. Has your loan offer been generated? In the event that it has you will need to make them aware of the new contact details and get the mortgage documents are issued to the new lawyers. Your conveyancer should be on the lenders approved list to avoid escalating expenses and delays. So that should be your starting point. The find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Vauxhall
After months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Vauxhall. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to calculate the price.
An example of a Lease Extension matter before the tribunal for a Vauxhall property is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case related to 2 flats. The number of years remaining on the existing lease(s) was 56 years.
What makes a Vauxhall lease unmortgageable?
There is nothing unique about leasehold conveyancing in Vauxhall. All leases are drafted differently and drafting errors can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:
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A duty to insure the building Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Barnsley Building Society, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.
How much should conveyancing in Vauxhall cost?
The amount you are levied for Vauxhall conveyancing fees are likely to be calculated at:
- a standard amount; or
- on a time spent basis (i.e. the time spent on the particular case).
These days you seldom hear of Vauxhall conveyancing companies invoice by the clock