The Boroughbridge conveyancing firm handling our Boroughbridge conveyancing has identified a difference when comparing the information 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 happy with this discrepancy and is content to go ahead. Is my lawyer’s stance right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions 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 you.
What is your number one tip for finding a conveyancing solicitor in Boroughbridge
It would be unwise to be tempted by the cheapest Boroughbridge conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Boroughbridge conveyancing practitioner on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being a right pain. The Boroughbridge solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
Will our lawyer be making enquiries regarding flooding as part of the conveyancing in Boroughbridge.
Flooding is a growing risk for conveyancers dealing with homes in Boroughbridge. Some people will acquire a house in Boroughbridge, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Boroughbridge. The conventional set of information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out whether the property has historically flooded. If the residence has been flooded in past which is not disclosed by the vendor, then a buyer could bring a claim for damages as a result of such an misleading response. The purchaser’s lawyers should also commission an environmental report. This will indicate if there is any known flood risk. If so, more detailed inquiries should be initiated.
It has been 3 months since my purchase conveyancing in Boroughbridge took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
As co-executor for the will of my father I am selling a property in Monmouth but reside in Boroughbridge. My solicitor (based 260 miles from mehas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Boroughbridge to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Boroughbridge