Our Washington conveyancer has identified a discrepancy between the information in the home valuation survey and what is in the legal papers for the property. My lawyer informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements 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.
It is a dozen years since I bought my home in Washington. Conveyancing lawyers have just been instructed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Washington involves registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
Just acquired a semi-detached house in Washington , What is the estimated time for the Land Registry to record the transfer to my name? My Washington conveyancing solicitor works at snail pace, so I want to check that my purchase is registered.
There is nothing unique when it comes to conveyancing in Washington registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry have to notify any third parties. As of today roughly 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Registration takes place after the purchaser has moved in to the property so post completion formalities is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Washington is where the house is located. What do you suggest?
Flying freeholds in Washington are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Washington you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Washington may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
When it comes to my conveyancing in Washington should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Washington conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.