The Bletchley conveyancing firm handling our Bletchley conveyancing has uncovered a difference when comparing the assumptions in the home valuation report and what is in the legal papers for the property. My solicitor has advised that he must ensure that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions 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.
It is 10 years ago since I acquired my property in Bletchley. Conveyancing solicitors have now been retained on the sale but I can't track down my title documents. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the lender or they may be archived with the conveyancers who acted in your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Bletchley relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
I am the single beneficiary of my late mum's will and I have everything in my name now, including the house in Bletchley. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in April. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Some mortgage companies would take a practical view as this requirement is principally there to identify subsales or the flipping of property.
When it comes to mortgage companies such as HSBC, do Bletchley lawyers face a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Can I be sure that the Bletchley conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Bletchley getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.
I used Arc property Solicitors a few years ago for my conveyancing in Bletchley. Now, I need my documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bletchley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I was recommended by a number of property agents in Bletchley to get a quote from a property lawyer using your seach tool. Is there a financial upside for Estate Agents to offer your site over a competitor’s?
We don’t offer any commission for pointing buyers and sellers our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.