I can not work out if my lender requires a lease extension. I have called my Thornaby on Tees building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Thornaby on Tees conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the property lawyer is on the lender approved list, they must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
After weeks of negotiation I have agreed a price on a house in Thornaby on Tees. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. Shortly after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being a right pain. The Thornaby on Tees solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am intent on selling our property in Thornaby on Tees and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing practice rather than a conveyancing solicitor in Thornaby on Tees. We have lived in Thornaby on Tees for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must enquire of 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 illness)
4 months have elapsed following my purchase conveyancing in Thornaby on Tees took place. 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 residence 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 opted to have a survey carried out on a property in Thornaby on Tees in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend refuse to issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Thornaby on Tees. Conveyancing may be slightly more expensive based on your lender's requirements.
We have recently had a bid accepted on our first house in Thornaby on Tees, and are now looking to get solicitors appointed. I have utilised the different comparison tools and the quotes are from all across the England and Wales. Is it essential to have a Thornaby on Tees lawyer local to the prospective house? We are content to do everything electronically, but I assume at some stage we may be required to attend the conveyancing practitioner's office to sign contracts?
The lawyer does not have to be in Thornaby on Tees, but opting for local means that you can attend their offices if needed, by way of example, if a signature is needed urgently. Also, a Thornaby on Tees solicitor have established relationships with local agents and (if the vendor has chosen a local solicitor) with them, which will help keep things moving faster.