The Llanarth conveyancing firm handling our Llanarth conveyancing has uncovered an inconsistency between the information in the home valuation report and what is in the title deeds. My solicitor informs me that he is obliged to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
Your 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.
Me and my brother own a renovated Victorian house in Llanarth. Conveyancing solicitor represented me and . I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanarth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who carried out the work.
How does conveyancing in Llanarth differ for new build properties?
Most buyers of new build or newly converted property in Llanarth come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because builders in Llanarth tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanarth or who has acted in the same development.
I decided to have a survey carried out on a house in Llanarth before instructing solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks may refuse to grant a loan on such a property.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you e-mail us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanarth. Conveyancing will be smoother if you use a solicitor in Llanarth especially if they are accustomed to such properties in Llanarth.
I need to instruct a conveyancing practitioner in Llanarth for my home move. Is it possible to review a firm’s complaints history with the profession’s regulator?
Anyone may read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded call for training requirements.