Our Undy conveyancer has discovered a discrepancy between the assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor says that he is duty bound to check that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach legitimate?
Your solicitor 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.
How up to date is your database of Undy solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?
Undy conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
What is the difference between a licensed conveyancer and conveyancing solicitor in Undy
There are two types of lawyers who can conduct conveyancing in Undy namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the disposal or acquisition of property. Both are obliged to handle Undy conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly conducted and that all requisite steps should be appropriately taken.
I am buying a property in Undy. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
As you are obtaining a mortgage with Santander your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Undy.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Undy solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Undy postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Undy.
I am purchasing a new build house in Undy with a mortgage from Leeds Building Society. The sellers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not disclose to my conveyancer about the deal as it would put at risk my mortgage with Leeds Building Society. Is this normal?.
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.
In what way does the Landlord & Tenant Act 1954 affect my business property in Undy and how can you help?
The particular law that you refer to affords a safeguard to business tenants, granting the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Undy is one of our hundreds of locations in which our lawyers have offices