Completed the sale of my flat in Bayswater last December but our buyer keeps e-mailing every few hours to moan that her conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your house sale your lawyer is obliged to forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer should also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There are no post completion steps just for conveyancing in Bayswater.
How can we know in advance if a Bayswater conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Bayswater obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Bayswater lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being pedantic. The Bayswater solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I own a renovated Georgian house in Bayswater. Conveyancing practitioner represented me and Clydesdale. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Clydesdale to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bayswater and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
I'm purchasing my first flat in Bayswater benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my lawyer about this extras as it may impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Bayswater. I happened to land on a site which appears to be the ideal offering If it is possible to get all formalities done via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Is there an average conveyancing fee for conveyancing in Bayswater?
The average fee in 2014 for conveyancing in Bayswater was just under one thousand five hundred pounds excluding Land Tax and Land Registry fees.