Our Raunds conveyancer has discovered an inconsistency when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the legal papers for the property. My lawyer says that he needs to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach correct?

Your lawyer 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 you.

I just acquired a property at auction in Raunds. Conveyancing is required. What happens now?

Having for all intents and purposes signed on the dotted line you will need to hire the services of a conveyancing practitioner as a matter of priority as you are facing a pending a drop dead date to complete the conveyancing. Every auction property should have an associated auction pack. This will include most,if not all of the documents that your conveyancer will need. If you have purchased leasehold premises the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

Are all Raunds Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved practices?

A selection of banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

It is unclear whether my bank requires a lease extension. I have telephoned my Raunds bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Raunds conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend based on their specific requirements. I simply don't know who is right.

Provided that the property lawyer is on the mortgage company approved list, she or he must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I purchased a 4 bedroom Edwardian property in Raunds. Conveyancing lawyer represented me and Halifax. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Halifax to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Raunds and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who carried out the work.

In scouring the web for the phrase conveyancing in Raunds it reveals many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?

The best method of finding a suitable conveyancer is via trusted testimonial, so ask friends and family who have acquired a property in Raunds or the local estate agent or mortgage broker. Fees for conveyancing in Raunds vary, so it's advisable to request at least three estimates from different conveyancers. Be sure to obtain confirmation what costs in the quote includes.

Jane (my partner) and I may need to rent out our Raunds ground floor flat temporarily due to a career opportunity. We instructed a Raunds conveyancing practice in 2003 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your last Raunds conveyancing solicitor is not available you can review your lease to see if you are permitted to let out the premises. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or other appropriate person in advance of subletting. This means that you cannot sublet in the absence of prior consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

Raunds Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Best to be warned if redecorating or some other major work is coming up that will be shared amongst the leaseholders and will dramatically increase the the maintenance charges or result in a one off payment. What is the name of the managing agents? On the whole the cost for major works are not included within service charges, although some managing agents in Raunds obliged leasehold owners to pay into a reserve fund created for the specific intention of establishing a fund for major works.