Completed the sale of my flat in Clapham and Salph End last February yet the purchaser is Skype messaging me to say their lawyer needs to hear from mylawyer. What should my lawyer have done now that I have sold?
Post completion of your house sale your lawyer is duty bound to forward the transfer deeds and all supplemental paperwork to the buyer’s solicitors. If applicable, your conveyancer should also evidence that the home loan has been repaid to the purchasers solicitors. There is unlikely to be post completion steps just for conveyancing in Clapham and Salph End.
Are the BSA intent on creating a online directory to list solicitors on the Darlington Building Society conveyancing panel for instance in Clapham and Salph End?
We would not expect to be advised of any plans on the part of the BSA to develop such a search facility.
Two weeks ago we had a mortgage agreed in principle with TSB. Clapham and Salph End conveyancing lawyers are selected. How long does it take for TSB to forward the offer to the conveyancer?
Some lenders take longer than others. Have TSB completed the survey? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being difficult. The Clapham and Salph End solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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 sealed bid on a house in Clapham and Salph End has been accepted, but there is a chain. The vendors have offered on a property, however it’s not yet agreed to, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Clapham and Salph End. What do I do now? At what stage do I apply for the mortgage with Skipton?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Clapham and Salph End conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Skipton approved list. Concerning the subsequent stages this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a hot market many buyers would apply for the mortgage with Skipton and pay for the valuation and only if it comes back ok would they pay their property lawyer to move forward with the conveyancing in Clapham and Salph End.
Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when buying a property in Clapham and Salph End?
Unless a prior acquisition of the property completed post 12 October 2013 you could take it that solicitors handling conveyancing in Clapham and Salph End to remain recommending a chancel search and or insurance against a claim.
My wife and I have a renovated Edwardian house in Clapham and Salph End. Conveyancing solicitor acted for me and Santander. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Clapham and Salph End and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.
The estate agent has sent us the confirmation of our purchase of a new build flat in Clapham and Salph End. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Clapham and Salph End
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.