My Beaworthy solicitor has identified a difference when comparing the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor says that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your solicitor 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.
We are buying a flat in Beaworthy. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am buying a property in Beaworthy. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Leeds Building Society your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties nationwide and is not limited to Beaworthy.
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 Beaworthy solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 property lawyer 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 Beaworthy postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Beaworthy.
I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Beaworthy I like with open areas and transport links in the vicinity, however it's only got 61 years on the lease. There is not much else in Beaworthy suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan that many years will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
How straightforward is it to use your search facility to find a conveyancing lawyer in Beaworthy on the panel for my mortgage?
1st select a mortgage company such as Nationwide Building Society, Chelsea Building Society or Platform Home Loans Ltd then specify your location e.g. Beaworthy. Conveyancing organisations in Beaworthy and across England and Wales should be identified.
In my capacity as executor for the will of my grandmother I am selling a property in Monmouth but reside in Beaworthy. My conveyancer (based 260 kilometers from meneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Beaworthy who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Beaworthy based