Our Tring 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 has advised that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?

Your conveyancing practitioner 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.

I currently have a mortgage with Kent Reliance for my property in Tring. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?

You must advise Kent Reliance before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.

I can not fathom if my lender requires a lease extension. I have telephoned my Tring bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Tring conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their published requirements. I simply don't know who is right.

Provided that the lawyer is on the lender approved list, she or he must adhere to the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have finally had an offer on a maisonette in Tring accepted, but there is a chain. The owners have offered on on an apartment, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Tring. What should be my next step? When should I get the mortgage application with Skipton going?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then survey, Tring conveyancing search charges, etc). First, you must check that your solicitor is on the Skipton approved list. Concerning the subsequent stages this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. In a rising market the majority of buyers would apply for a home loan with Skipton and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to press on with the conveyancing in Tring.

Will our lawyer be making enquiries about flooding as part of the conveyancing in Tring.

Flooding is a growing risk for lawyers dealing with homes in Tring. Plenty of people will acquire a house in Tring, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, however there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Tring. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out whether the premises has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the vendor, then a purchaser may issue a claim for damages resulting from an misleading answer. The purchaser’s lawyers should also carry out an environmental report. This should reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

I used Arc property Solicitors several years past for my conveyancing in Tring. Now, I need my files however cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tring of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've found a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have since found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Tring. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Tring ?

The majority of houses in Tring are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Tring so you should seriously consider shopping around for a Tring conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer should appraise you on the various issues.

Tring Leasehold Conveyancing - Sample of Queries Prior to Purchasing

The prefered form of lease structure is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is frequently retained if it is larger than a house conversion, the managing agent employed by the leaseholders. How much is the ground rent and service charge? How many years remain on the lease?