My Hertfordshire solicitor has spotted a difference when comparing the surveyor’s assumptions in the valuation survey and what is in the title deeds. My solicitor says that he is duty bound to check that the bank is with this discrepancy and is content to go ahead. Is my lawyer’s stance legitimate?
Your must comply with the UK Finance Lenders’ Handbook requirements 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.
My wife and I are intent on selling our house in Hertfordshire and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Hertfordshire. Having lived in Hertfordshire for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with 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 life insurance to cover that same ailment)
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Hertfordshire I like with a park and transport links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Hertfordshire for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property 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 existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
My husband and I are FTB’s - agreed a price, but the agent informed us that the seller will only proceed if we use the agent's recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a high street solicitor used to conveyancing in Hertfordshire
We suspect that the seller is unaware of this request. If they desire ‘a quick sale', alienating a serious buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Hertfordshire conveyancing lawyers - not the ones that will provide the estate agent a referral fee or meet his conveyancing figures pre-set by senior management.
Should one remove a departed person's name from the title register for a house in Hertfordshire?
If a Hertfordshire property is co-owned and one of the owners dies, the name will not immediately be removed from the title deeds. You are not required to amend the title as in the event of a disposal you would just need to evidence why the co owner is not included in the contract, normally this is in the form of the probate documents.
With a view to making things simpler in the future you can arrange to have the deceased person erased from the title by submitting an application to the land registry with proof of the death. There is no land registry fee payable.