The Alderley Edge conveyancing firm handling our Alderley Edge conveyancing has uncovered an inconsistency when comparing the assumptions in the home valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he is duty bound to check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance appropriate?
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 both parties.
Please help - my lawyer says that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Alderley Edge?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
We are getting the release of further funds on our home loan from Yorkshire BS as we intend to conduct improvements to our home in Alderley Edge. Do we need to choose a bricks and mortar Alderley Edge solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS do not ordinarily appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
We expect to receive a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Alderley Edge solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Alderley Edge solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I used Action Conveyancing a few years past for my conveyancing in Alderley Edge. I now require my papers however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Alderley Edge of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In my capacity as executor for the estate of my father I am selling a residence in Swansea but live in Alderley Edge. My lawyer (who is 250 miles from mehas requested that I execute a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Alderley Edge who can witness this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Alderley Edge
We are midway through purchasing a property in Alderley Edge. Conveyancing lawyer has phoned to say the title is "Leasehold". Does this impact our Natwest valuation?
Alderley Edge conveyancing does not in most situations involve leasehold houses. The main consideration here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the saleability too much.
On the flip side, if it's, say, Sixty years it is bound to have a significant effect on the saleability, and most likely wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be stated in the lease to be supplied to your conveyancer.