My Shawbury lawyer has spotted a discrepancy when comparing the assumptions in the valuation survey and what is in the title deeds. My lawyer says that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach legitimate?
Your conveyancer 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.
As someone not used to the Shawbury conveyancing process what’s the number one tip you can impart concerning the ownership transfer in Shawbury
Not many law firms or advisers will tell you this but conveyancing in Shawbury and elsewhere in Shropshire is an adversarial process. Put another way, when it comes to conveyancing there exists lots of room for friction between you and others involved in the transaction. E.g., the vendor, selling agent and on occasion the lender. Appointing a solicitor for your conveyancing in Shawbury should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to act in your best interests and to keep you safe.
Every so often a third party with a vested interest may try and persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by claiming that your conveyancer is wrong. Or your mortgage broker may tell you to do something that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I completed on my flat on 12 July and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Shawbury expressed confidence that it would be concluded in a couple of weeks. Are properties in Shawbury uniquely lengthy to register?
There is nothing unique about conveyancing in Shawbury registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry communicate with any other persons or bodies. At present in the region of three quarters of submission are fully addressed within two weeks but occasionally there can be protracted delays. Historically registration takes place after the purchaser is living at the premises therefore registration formalities is not always top priority but where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one near me in Shawbury I like with a park and railway links in the vicinity, however it's only got 49 years on the lease. There is not much else in Shawbury in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
I need to consider costs for conveyancing in Shawbury from three conveyancing practitioner and appoint one. Should I instruct them to sit tight until I a suitable house to buy.
You should only request your conveyancer to commence work and submit searches after the offer has been accepted on the property especially as Shawbury conveyancing searches are a couple of hundred pounds.