The Prestwich conveyancing firm handling our Prestwich conveyancing has uncovered a difference when comparing the information in the home valuation report and what is revealed within the legal papers for the property. My solicitor says that he is obliged to check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?

Your solicitor 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 Prestwich

We would encourage you not to go for the cheapest Prestwich 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.

is it true that all Prestwich solicitors on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.

Our sealed bid on a house in Prestwich has been agreed to, the owners do however have a tied purchase. The vendors have placed an offer on a property, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in Prestwich. What should be my next step? When do I get the mortgage application with Barclays started?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Prestwich conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Barclays conveyancing panel. As to the subsequent steps this very much depends on the specifics of your case, attraction to this property and on the state of the market. During a buoyant market the majority of buyers would apply for a home loan with Barclays and pay for the valuation and only if it was satisfactory would they request their property lawyer to proceed with the conveyancing in Prestwich.

The deeds to my house are lost. The lawyers who did the conveyancing in Prestwich 4 years ago have long since closed. What are my options?

You no longer need to hold title official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.

Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Prestwich I like with a park and transport links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Prestwich suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage that many years will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

Can I establish who is the owner of a property in Prestwich?

Provided the premises is registered with the Land Registry, and you have requisite information of the location of the premises, you will be able to obtain details from the HMLR of the recorded proprietor for a for less than a fiver.