Having sold my house in Bridlington last May yet the purchaser is e-mailing daily complaining that their conveyancer is waiting to hear from mine. What should my lawyer have done following completion?
Post completion of your disposal your conveyancer is obliged to deliver the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also evidence that the mortgage has been discharged to the buyers lawyers. There are no post completion procedures just for conveyancing in Bridlington.
Do I have to visit the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Bridlington so that I can pop in to their offices if required.
Whereas this was necessary 15 years ago, most mortgage companies no longer oblige their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID documents and there are still manifest advantages to using a locally based ayer, in your case a conveyancing solicitor in Bridlington.
I can see plenty of here about conveyancing in Bridlington but what is your top tip for finding the right conveyancer in Bridlington
We would encourage you not to base your choice on the lowest Bridlington conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We previously chose conveyancing lawyers locally in Bridlington on the Skipton solicitor panel. They are now charging me a further fee for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. The fee is not dictated by Skipton but by your Bridlington lawyer. Some firms on the Skipton panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Bridlington solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a property in Bridlington? or I am told that there is a law dating back centuries that could mean that owners of property residing in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this applicable for conveyancing in Bridlington?
Unless a prior acquisition of the premises took place after 12 October 2013 you can assume that solicitors handling conveyancing in Bridlington to remain recommending a chancel search and or chancel repair liability policy.
I used Stirling Law several years past for my conveyancing in Bridlington. I now require my file however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bridlington of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am a negotiator for a long established estate agent office in Bridlington where we have experienced a few flat sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Bridlington conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Bridlington Leasehold Conveyancing - Sample of Queries Prior to buying
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Who is in charge of the block? What is the length of the lease? You should want to discover as much as possible concerning the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to daily matters like the cleanliness of the communal areas. Enquire of prospective neighbours if they are happy with them. Finally, be sure you discover the dates that you are obliged pay the service charge to the appropriate party and precisely how they are spending the funds.