Having sold my house in Claverley last September yet the purchaser is e-mailing me to moan that their lawyer is waiting to hear from myconveyancer. What should my lawyer have done following completion?
Post completion of your house sale your conveyancer should forward the transfer documentation and all of the paperwork to the purchaser's solicitors. If applicable, your lawyer should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There are no post completion formalities just for conveyancing in Claverley.
Can I be sure that the Claverley conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Claverley obtaining 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 advise that you speak with the solicitor carrying out your conveyancing.
I am currently in the process of buying my council flat in Claverley. I have a mortgage offer with Skipton. Conveyancing is new to me. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I have a mortgage with Clydesdale for my property in Claverley. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
You must advise Clydesdale in advance of renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel solicitor.
My wife and I purchased a 4 bedroom Victorian house in Claverley. Conveyancing solicitor acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same address. Is it worth asking National Westminster Bank to clarify?
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Claverley and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the work.
I decided to have a survey carried out on a house in Claverley prior to appointing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks tend refuse to issue a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Claverley. Conveyancing will be smoother if you use a solicitor in Claverley especially if they are acquainted with such properties in Claverley.
I am looking for a conveyancing lawyer in Claverley for my home move. Is there any facility to review a solicitor's record with the profession’s regulator?
Members of the public may read documented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA may monitor call for training requirements.
My partner and I are purchasing a first floor flat in Claverley. When we first instructed solicitor, they assured us that they were on all major UK mortgage company panels. The mortgage broker emailed today to advise that they are not on the HSBC approved list. If it turns out to be true, what should we do? Do we just find a different lawyer that is on their panel or should we pay for dual representation, with HSBC selecting their own preferred lawyer.
When purchasing a property with mortgage finance it is standard for the buyer’s solicitors to also represent the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to satisfy. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call HSBC and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on HSBC's conveyancing panel as you are at liberty to use your preferred Claverley lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.