My Tenbury Wells lawyer has spotted a discrepancy between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions 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.
Completed the sale of my flat in Tenbury Wells last May but the buyer keeps Skype messaging me complaining that her lawyer is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your house sale your lawyer should send the transfer documentation and all additional paperwork to the purchaser's lawyers. Where appropriate, your lawyer must also evidence that the mortgage has been repaid to the purchasers lawyers. There are no post completion steps just for conveyancing in Tenbury Wells.
I have been recommended by a number of estate agents in Tenbury Wells to get a quote from a property lawyer using your seach tool. Is there a financial incentive for Estate Agents to market your lawyers ahead of alternative conveyancing organisations?
We don’t give any financial incentive for sending work to this site. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Helen (my wife) and I may need to sub-let our Tenbury Wells basement flat temporarily due to a career opportunity. We used a Tenbury Wells conveyancing practice in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Tenbury Wells do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I invested in buying a 2 bed flat in Tenbury Wells, conveyancing having been completed March 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Tenbury Wells with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease runs out on 21st October 2078
With 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
Do I need to attend the offices of the bank conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Tenbury Wells so that I can attend their offices if necessary.
As opposed to twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Tenbury Wells.