My Louth solicitor has spotted an inconsistency between the 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 bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications 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.
We are purchasing a house and need a conveyancing solicitor in Louth who is on the TSB solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Louth.
My lawyer has informed me that lack of right of way insurance is needed on my purchase. What is the level of cover for Louth conveyancing?
The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Santander and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
Is it the case that all Louth CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
A selection of banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation 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 join their approved list of conveyancing solicitors.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Louth solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Louth postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Louth.
I am buying a property and the conveyancer has raised the issue of Chancel Repair to which the house may be liable as it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Louth
Unless a previous purchase of the premises took place after 12 October 2013 you could take it that lawyers handling conveyancing in Louth to continue to propose a a chancel search and or chancel repair liability insurance.
I am selling my house. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Louth if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Louth. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.