My Willen conveyancer has uncovered a difference when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My solicitor informs me that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s stance correct?

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.

What is the difference between a licensed conveyancer and conveyancing solicitor in Willen

There are many registered licenced Conveyancers in Willen and Solicitor partnerships in Willen offering conveyancing We would stress that both are regulated professionals specialising in the legal work in the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

The formalities of my purchase has taken place for my property in Willen. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I am selling my flat. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being pedantic. The Willen solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

Just had an offer accepted on a new build apartment in Willen. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Willen

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Due to the encouragement of my in-laws I had a survey completed on a property in Willen ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some lenders may refuse to grant a mortgage on a flying freehold home.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Willen. Conveyancing will be smoother if you use a solicitor in Willen especially if they are acquainted with such properties in Willen.

We're first time buyers - agreed a price, but the estate agent has warned us that the seller will only go ahead if we instruct the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Willen

We suspect that the owner is unaware of this demand. If they want ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you intend to use your preferred Willen conveyancing lawyers - rather thanthose that will give their estate agent a referral fee or meet his conveyancing figures set by senior management.