My Kelvedon solicitor has identified an inconsistency when comparing the assumptions in the valuation survey and what is in the legal papers for the property. My solicitor has advised that he is duty bound to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action appropriate?
Your conveyancing practitioner 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.
I am assisting my aunt sell her flat in Kelvedon. Will the conveyancing solicitor commission an energy performance certificate or should I organise this?
Following the demise of Home Packs, EPC’s was maintained a required component of moving house. An energy performance certificate needs to be commissioned in advance of the property being marketed. It is not as aspect of the sale process that conveyancers ordinarily organise. If you are instructing a Kelvedon conveyancing practitioner they might be willing to arrange energy performance certificates given their relationships with long established local providers
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Kelvedon building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Kelvedon conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancing practitioner must follow the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
After shopping around on the internet I have found a Kelvedon conveyancer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 solicitor 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 Kelvedon postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Kelvedon.
I was recommended by a number of estate agents in Kelvedon to find a solicitor using your seach tool. What’s the financial upside for Estate Agents to recommend your lawyers over a competitor’s?
We don’t give any commission for directing people in our direction. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I have been sourcing a conveyancing practitioner in Kelvedon for my sale. Is there any facility to see a solicitor's complaints history with the legal regulator?
One may read documented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator could recorded call for training purposes.
We are in the process of buying a apartment in Kelvedon. Can our conveyancer keep the amount we are are buying for private from sites such as Nestoria. Is this possible and how?
HM Land Registry are legally obliged to note price paid information on a register of the title for residential properties countrywide including homes in Kelvedon. The register of ownership is a public document, so HMLR would be breaching their statutory obligations if they did not permit access to the register.
In essence you can ask the Land Registry to hide the amount paid data but the answer would be a No.