Our Stoke Poges lawyer has identified a discrepancy when comparing the information in the home valuation report and what is in the legal papers for the property. My solicitor informs me that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?
Your solicitor 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 both parties.
The Stoke Poges conveyancing firm that I recently instructed on my purchase in Stoke Poges have without warning shut down. I only went with them because I had to have a lawyer on the Principality conveyancing panel and my family Stoke Poges lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Me and my partner are buying a property in Stoke Poges. It might be a silly question but how we can trust a solicitor? At some point we have to send money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Planning on purchasing a apartment in Stoke Poges. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stoke Poges conveyancing practitioner is on the Yorkshire BS conveyancing panel.
I have finally had an offer on a maisonette in Stoke Poges agreed to, but there is a chain. The sellers have put an offer on somewhere, but it’s not been accepted yet, and are looking at other flats booked. I have instructed a nearby conveyancing solicitor in Stoke Poges. What should be my next step? When should I get the mortgage application with UBS started?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then survey, Stoke Poges conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the UBS conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. In a hot market many purchasers will apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they request their property lawyer to proceed with the conveyancing in Stoke Poges.
2 months have gone by since my purchase conveyancing in Stoke Poges took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Stoke Poges is the location of the property. Can you shed any light on this issue?
Flying freeholds in Stoke Poges are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stoke Poges you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stoke Poges may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.