The Worcestershire conveyancing firm handling our Worcestershire conveyancing has spotted an inconsistency between the assumptions in the home valuation survey and what is revealed within the legal papers for the property. My lawyer says that he is obliged to check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action right?
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 you.
Can I use your services to find a Conveyancing solicitor in Worcestershire even where I’m not purchasing or selling a house, for example if I want to buy an office in Worcestershire with a mortgage from Platform Home Loans Ltd?
Our search tool is mainly there to locate domestic conveyancing solicitors in Worcestershire but we have set out at the bottom of this page a few Worcestershire commercial conveyancing firms. You will need to enquire with the company directly to establish if they are also authorised to represent Platform Home Loans Ltd
Should my solicitor be making enquiries about flooding during the conveyancing in Worcestershire.
Flooding is a growing risk for conveyancers dealing with homes in Worcestershire. Plenty of people will purchase a property in Worcestershire, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Worcestershire. The standard property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out if the premises has ever been flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser may bring a claim for damages stemming from an inaccurate reply. The purchaser’s conveyancers should also conduct an enviro report. This will indicate if there is a recorded flood risk. If so, additional investigations will need to be made.
I'm purchasing a new build house in Worcestershire with the aid of help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not disclose to my solicitor about this side-deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Taking into account that I am about to spend 450k on a terraced house in Worcestershire I would like to have a conversation with the lawyer regarding thehome move prior to appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your property ownership legalities in Worcestershire.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Worcestershire should be the figure that you end up paying.
Due to sign contracts shortly on a basement flat in Worcestershire. Conveyancing solicitors assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Worcestershire should include some of the following:
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What you can do if another tenant in the building breaches a clause of their lease? It needs to be made clear to you whether the lease permits you to change or improve anything in the flat- you must know whether it relates to all alterations or limited to structural alteration, and whether consent is required Setting out your legal entitlements in respect of the communal areas in the block.For example, does the lease include a right of way over a path or hallways? Where does the liability rest for repairing the window frames Whether your lease provides for a reserve fund?
I bought a basement flat in Worcestershire, conveyancing was carried out 10 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Worcestershire with a long lease are worth £171,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2105
With only 79 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above 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 comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.