Expediated Application

Hi Nicola - they haven't submitted a probate for Mr Walker so far, just his death certificate. No certified copy has yet been submitted and we need a valuation re the property to be provided<br> Both must come from the conveyancer<br> SX74059&#160;&amp;&#160;WSX46880

Hi Adam, Thank you for that. I have got a certified copy of the probate which has also been sent to the conveyancer, is there any possibility I can upload it here or can the seller send it directly? With regards to the valuation, what exactly is required for this? The property is being sold so would a copy of the memorandum of sale that shows the sale price be sufficient? If not then please advise what is required?&#160;

Hi Nicola - No hence my last line in the last post&#160;<br> To enable us to confirm that they have paid the correct fee we need a valuation of the property relevant to the time of the transaction they are trying to register<br> If that's also recent then the valuation you have would be worth using but again it's the conveyancer's application so we need their response to our requests<br> SX74059&#160;&amp;&#160;WSX46880

Hi Adam, Thank you for your advice.&#160;<br> What would normally be accepted as a valuation? Is it sufficient for the conveyancer to just confirm a price or would evidence be required? If so, what would be considered sufficient evidence?&#160;<br> Apologies, I just want to ensure that the correct information is provided by the conveyancer because so far they have not been providing the correct things when asked.&#160;

Hi&#160; Nicola - most conveyancers simply confirm the value in writing<br> They've confirmed we can take the fee but we have no way of telling if it's the right fee&#160;<br> SX74059&#160;&amp;&#160;WSX46880

Hi Adam, Thank you for confirming, much appreciated.<br> &#160;

Hi Adam, I have been informed that the certified probate has been sent and the property value has been confirmed. If all requisitions have been satisfied now and nothing further is requested then do you know the timeframe for the titles to be merged?&#160;<br> Apologies to keep chasing this but I am very concerned that the sale is about to fall through due to the chain if this is not resolved ASAP. Thank you again for all your help<br> &#160;

Hi Nicola - they have replied and hopefully that's enough to enable the matter to be completed.&#160;<br> I'll flag with the casework team and update here once they have responded<br> SX74059&#160;&amp;&#160;WSX46880

Hi Nicola - unfortunately the reply was insufficient and has given rise to more Qs as a result<br> Casework team have responded with a further explanation.<br> Both things are solvable but ball back in conveyancer's court again, sorry, as their replies have simply moved the goalposts each time so far&#160;<br> SX74059&#160;&amp;&#160;WSX46880

Hi Adam, Thank you for advising, are you able to advise what is currently being requested?&#160;<br> If all they required was the certified probate and confirmation of the value of the property then I'm struggling to see how their reply could be insufficient if they provided the required document and a figure.&#160;<br> &#160;

Hi Nicola - I have responded to your post in the absence of my colleague.&#160;<br> <br> The further query relates to clarification on some information in the Probate and other documents.&#160;

Hi Nimesh, Thank you so much for your reply. Are you able to advise exactly what queries have been raised about the information in the probate and other documents?&#160;<br> Apologies, the conveyancer has ben incredibly slow to response to previous queries so it would be very helpful if we can understand exactly what is needed so we can ensure they have the information to respond as this sale is very close to falling through.<br> Thank you

Hi Nicola - It would not be appropriate for me to reveal the specifics on a public forum and to anyone else apart from the person / firm who submitted the application.&#160;

Hi Nimish, Thank you for your prompt response, I fully appreciate your comments.&#160;<br> I understand the conveyancer has now responded, I would be grateful if, once the casework team have reviewed it, you could let me know if any further questions are raised or if all requisitions are now satisfied.&#160;<br> Thank you&#160;<br> &#160;

Hi Nicola - Apologies for the delay in updating but the conveyancer's response was satisfactory and the application was completed late yesterday afternoon.&#160;&#160;

Hi Nimish, Thank you for advising. I have just checked the titles and it looks like both the freehold and leasehold titles have been transferred into the two executors names whereas I was of the understanding that titles were due to be merged and the leasehold title extinguished so that there was just one freehold title, can you please advise what has happened?&#160;<br> Thank you so much for your assistance.&#160;<br> &#160;

Hi Nicola - I have checked the application notes and the documents that were submitted to us.&#160; There is no mention about surrendering the leasehold title.&#160; The nature of application on the form AP1 only refers to Transfer.&#160;

Hi Nimish, Thank you for checking this so promptly. The conveyancer definitely advised their client on the 16th June that they had applied to merge the titles but clearly this was not done correctly.&#160;<br> Will the conveyancers need to put in a new application to merge the leasehold and freehold title now?

Hi Nicola - Yes, they will have to do so.&#160;

Hi, the conveyancer has now re-applied for the titles to be merged and the leasehold title to be extinguished (or so they tell me). Given the previous issues we have had with this and the fact they they advised us this was the application they put in last time and it clearly wasn't, can you please check for me that the new application has been submitted to merge the titles and extinguish the leasehold? And also confirm that this has been expediated as it doesn't look like it has been on the portal but the conveyancer is saying it has been expediated.&#160;<br> Thanks again for your help<br> &#160;