Finally the sale completed on my house in Bury St Edmunds last February yet the purchaser is texting me to say his solicitor needs to hear from mine. What should my lawyer have done following completion?
Post completion of your sale your solicitor should deliver the transfer documentation and all supplemental paperwork to the purchaser's lawyers. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There are no post completion procedures just for conveyancing in Bury St Edmunds.
The Bury St Edmunds conveyancing lawyers that I recently instructed on my purchase in Bury St Edmunds have without warning shut down. They were on acting for me because I had to have a solicitor on the Kent Reliance conveyancing panel and my family Bury St Edmunds lawyer was not. I paid them 275 plus VAT in advance. What are my options?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
How can we tell if a Bury St Edmunds conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Bury St Edmunds getting recommendations is a sensible starting point. 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 which is cheap as chips. We would always suggest that you speak with the lawyer handling your conveyancing.
I have paid off my mortgage with Principality. I assume I don't need a Bury St Edmunds solicitor on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Bury St Edmunds. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I'm buying my first flat in Bury St Edmunds with a mortgage from Accord Mortgages Ltd. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my lawyer about the side-deal as it could affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Over the last few months I have been searching for a flat up to £195,000 and found one round the corner in Bury St Edmunds I like with a park and railway links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Bury St Edmunds for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
We are in the throes of selling our flat in Bury St Edmunds. Conveyancing solicitors are doing their job but we are being charged a fortune from the freeholder. To date we have paid £250 for a leasehold management information and then a further £200 plus VAT for additional queries raised by the purchaser's conveyancer.
You will not have any say over the extent of the bill for this information but the average fee for the information for Bury St Edmunds leasehold premises is £350. For Bury St Edmunds conveyancing sales it is customary for the vendor to cover the charges. The landlord or their agents are not duty bound to answer such questions although many will be content to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no law that requires fixed fees for administrative tasks. There is no set time frame by which they are obliged to supply answers.