Are the Streetly conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?
Streetly conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
We are downsizing from our home in Streetly and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Streetly. Having lived in Streetly for many years we know that this is a non issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
2 months have elapsed since my purchase conveyancing in Streetly concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. 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 have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Streetly I like with a park and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Streetly in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage that many years may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
I purchased a house in Streetly last 5/5/2020 and to date it is still not registered with the Land Registry. It was part of a new estate and my solicitor told me that it can take 12 months to register. I have contacted HMLR directly and they say that the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
Call your conveyancer - Where you are unsatisfied with the responses, find out about their internal complaints procedure and escalate your problem to a Partner. Registrations for Streetly conveyancing are not known to be especially complex.