The Scarborough conveyancing firm handling our Scarborough conveyancing has uncovered a discrepancy between the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor says that he is obliged to check that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications 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.
Various web forums that I have come across warn that are a common reason for hinderance in Scarborough conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Scarborough.
Have purchased a a semi-detached house in Scarborough , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Scarborough conveyancing solicitor has been very slow, so I want to be certain that my purchase is registered.
As far as conveyancing in Scarborough is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. Currently roughly three quarters of such applications are fully addressed within 12 days but occasionally there can be extensive delays. Registration takes place after the new owner is living at the property thus registration formalities is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
Do you have any top tips for leasehold conveyancing in Scarborough from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Scarborough can be avoided where you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation needed by the purchasers’ lawyers. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Organising a new share certificate can be a lengthy formality and slows down many a Scarborough home move. Where a duplicate share is required, do contact the company officers or managing agents (where applicable) for this sooner rather than later. The majority of landlords or managing agents in Scarborough charge for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Scarborough. Some Scarborough leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved.
I acquired a studio flat in Scarborough, conveyancing formalities finalised July 1996. Can you work out an approximate cost of a lease extension? Equivalent flats in Scarborough with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2078
You have 59 years remaining on your lease we estimate the price of your lease extension to span between £20,900 and £24,200 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
What tools are available to find a Scarborough conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 10kilometers to attend the solicitor.
You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Scarborough and you will see a number of lawyer located nearest Scarborough. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.