Our Sileby solicitor has uncovered an inconsistency when comparing the assumptions in the valuation survey and what is in the conveyancing documents. My solicitor informs me that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?

Your solicitor 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.

Please explain the implications if my lawyer’s firm is removed from the TSB Conveyancing panel ahead of completing my conveyancing in Sileby?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Due to the advice of my in-laws I had a survey completed on a house in Sileby ahead of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend not issue a mortgage on this type of premises.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sileby. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been sourcing a conveyancing practitioner in Sileby for my purchase. Is there any facility to see a solicitor's record with the legal regulator?

Anyone can see presented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor call for training reasons.

Can you provide any advice for leasehold conveyancing in Sileby with the aim of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Sileby can be reduced if you appoint lawyers as soon as you market your property and ask them to collate the leasehold information which will be required by the purchasers’ solicitors.
Many freeholders or Management Companies in Sileby charge for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Sileby. A minority of Sileby leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Sileby state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord consenting to such alterations. If you fail to have the consents to hand you should not contact the landlord without checking with your lawyer before hand.

Leasehold Conveyancing in Sileby - Sample of Questions you should ask Prior to buying

Is the freehold owned jointly by the tenants? Does the lease include onerous restrictions? Is anyone aware of any major works in the planning that will likely increase the service fees?