The Castle Bromwich conveyancing firm handling our Castle Bromwich conveyancing has identified a discrepancy between the assumptions in the home valuation survey and what is revealed within the title deeds. My lawyer has advised that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s course or action right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications 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 happens if my lawyer’s firm is expelled from the Santander Conveyancing panel ahead of completing my conveyancing in Castle Bromwich?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are selling our home in Castle Bromwich and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Castle Bromwich lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing practice rather than a conveyancing solicitor in Castle Bromwich. Having lived in Castle Bromwich for 4 years we know of no issue. Do we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Over the last few months I have been searching for a flat up to £305k and identified one near me in Castle Bromwich I like with amenity areas and station nearby, however it only has 49 years unexpired on the lease. There is not much else in Castle Bromwich in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities 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 consult your conveyancing solicitor regarding this matter.
As co-executor for the estate of my father I am disposing of a property in Monmouth but live in Castle Bromwich. My solicitor (who is 200 kilometers from meneeds me to sign a statutory declaration before completion. Could you suggest a conveyancing practitioner in Castle Bromwich who can witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Castle Bromwich based