Our Stonehouse lawyer has spotted an inconsistency between the assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor says that he is obliged to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action legitimate?
Your conveyancer 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 both parties.
My wife and I purchasing a victorian detached house in Stonehouse. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property involve investigations to determine if these works were previously refused?
Your solicitor will review the deeds as conveyancing in Stonehouse can on occasion identify restrictions in the title deeds which prohibit categories of changes or need the permission of another owner. Certain extensions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
We previously instructed solicitors located in Stonehouse on the HSBC solicitor panel. They are now charging me a further fee for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer may levy a fee for this. The fee is not dictated by HSBC but by your Stonehouse conveyancer. Some firms on the HSBC panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I had a mortgage agreed in principle with Santander. Stonehouse conveyancing lawyers were chosen. How long does it take for Santander to send the offer to the solicitor?
Some lenders take longer than others. Have Santander done the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Should our conveyancer be asking questions concerning flooding during the conveyancing in Stonehouse.
Flooding is a growing risk for solicitors dealing with homes in Stonehouse. Plenty of people will acquire a house in Stonehouse, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Stonehouse. The conventional set of information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to determine whether the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser may issue a claim for damages resulting from an inaccurate response. The buyer’s solicitors may also conduct an environmental report. This will higlight if there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.
Have completed on a a semi-detached house in Stonehouse , how long will it take for the Land Registry to register my title? My Stonehouse conveyancing solicitor works at snail pace, so I want to check the land registry aspects are concluded.
As far as conveyancing in Stonehouse registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust subject to the party submitting the application, whether there are errors and if the Land registry need to notify any other parties. Currently approximately 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration is effected after the new owner has moved in to the premises so 'speed' is not always primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
I'm buying my first flat in Stonehouse benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.